CITY ORDINANCE NO.

_______
Series of _________

AN ORDINANCE ENACTING THE ZONING REGULATIONS OF THE CITY OF

TANAUAN AND PROVIDING FOR THE ADMINISTRATION, ENFORCEMENT
AND AMENDMENT THEREOF AND FOR THE REPEAL OF ALL
ORDINANCES IN CONFLICT THEREWITH.

Be it enacted by the Sangguniang Panlungsod of Tanauan.

WHEREAS, the implementation of Comprehensive Land Use Plans would require

the enactment of regulatory measures to translate its planning goals and
objectives into reality and a Zoning Ordinance is one such regulatory measure
which is important tool for the implementation of the comprehensive land use plan;

WHEREAS, as of these days the city’s land use is of rapid change due to high
growth in the area, thus, the present Comprehensive Land Use Plan and Zoning
Ordinance must be in consonance with the development that provide effective
regulating measure and control, yet must be competitive and attractive to
investors and businessmen towards the realization of ecological balance and
sustainability;

WHEREAS, the local government code authorizes local government units to

enact zoning ordinances subject to and in accordance with the existing laws;

WHEREAS, the local governments are mandated to mainstream disaster risk

reduction and management and climate change adaptation in development
processes such as policy formulation, socio-economic development planning,
budgeting and governance, particularly in the areas of environment, agriculture,
water, energy, health, education, poverty reduction, land-use and urban planning,
and public infrastructure and housing;

WHEREAS, the Housing and Land Use Regulatory Board has spearheaded and
now assists and coordinates the activities of local governments in comprehensive
land use planning;

NOW THEREOF, the Sangguniang Panlungsod of Tanauan in a session

assembled hereby adopts the following zoning ordinance.

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 ARTICLE I

TITLE OF THE ORDINANCE

Section 1. Title of the Ordinance. This ordinance shall be known as the Integrated
Zoning Ordinance of the City of Tanauan, Batangas and shall herein after be
referred to as the Ordinance or ZO.

ARTICLE II

AUTHORITY AND PURPOSE

Section 2. Authority. This ordinance is enacted pursuant to the provisions of the

Local Government Code, RA 7160 Sections 447, 448 and 458 a.2 (7-9) dated 10
October 1991, “Authorizing the City, through the Sangguniang Panlungsod to adopt
Zoning Ordinance subject to the provisions of existing laws”, and in accordance with
related laws such as but not limited to the Commonwealth Act 141, RA 85550 Fisheries
Code, PD 705 Forestry Code, PD 1067, PD 1096 National Building Code and E.O.
No. 72.

Section 3. Purposes. This ordinance is enacted for the following purposes:

Guide, control and regulate the growth and development of public and private lands
in Tanauan City, Batangas in accordance with its Comprehensive Land Use Plan
(CLUP).

Enhance the character and stability of residential, commercial, industrial, institutional

forestry, agricultural, open space and other functional areas within the locality and
promote the orderly and beneficial development of the same.

Promote and protect the health, safety peace and comfort, convenience and general
welfare of the inhabitants in the locality.

Provide the proper regulatory environment to maximize opportunities for creativity,

innovation and make ample room for development within the framework of good
governance and community participation

Ensure the sustainability of the environment, taking into consideration climate change
adaptation, in synergy with disaster risk reduction and management, in all development
processes and establish a resilient community from the effects of climate change.

Section 4. General Zoning Principle. These Zoning Regulations are based on

the principles provided for in the approved Comprehensive Land Use Plan as per
SP/SB Resolution No. __________ dated___________, as follows:

1. The Ordinance reflects the City’s vision to be "The dynamic City in Southern Luzon
center of education, culture, history and sport with empowered, God loving people
in a sustained environment, advanced agriculture, industry, commerce and tourism

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 and leader in exemplary governance.”

2. The local government unit recognizes that any land use is a use by right but
provides however that the exercise of such right shall be subject to the review
standards of this Ordinance;

3. The Ordinance gives the free market the maximum opportunity to spur the City’s
development within a framework of environmental integrity and social responsibility;

4. The Ordinance has been designed to encourage the evolution of high-quality

developments rather than regulating against the worst type of projects;

5. The Ordinance has been crafted in a manner that is fully responsive to the ever-
changing conditions that the City continually face;

6. The Ordinance functions as a tool for informed decision-making on the part of land
use administrators by way of providing specific criteria to judge the acceptability of
developments;

7. The Ordinance provides a direct venue for community empowerment where the
stakeholders become involved especially in critical development decisions; and

8. The regulations in the Zoning Ordinance are considered as land use management
tools that are necessary to provide a clear guidance to land development in order
to ensure the community’s common good.

ARTICLE III

Section 5. DEFINITION OF TERMS. The definition of the terms used in this Zoning
Ordinance shall carry the same meaning given to them in already approved codes and
regulations, such as but not limited to the National Building Code, Water Code,
Philippine Environmental Code and other Implementing Rules and Regulations
promulgated by the Housing and Land Use Regulatory Board. The words, terms and
phrases enumerated hereunder shall be understood to have the corresponding
meaning indicated as follows:

Absolute Majority Vote - means that the “in favor” votes represent more than 50
percent of the valid votes. This is also called the 50% + 1 vote.

Accessory Use - pertains to those that are customarily associated with the Principal
Use application (such as a garage is accessory to a house).

Active Fault Overlay Zone (FLT-OZ) – an area in a city/municipality defined by five

(5)-meter wide strips on both sides of and running along identified earthquake faults.
The objective of this overlay zone is to minimize the possible harmful effects of fault
movements to properties.

Actual Use – refers to the purpose for which the property is principally or
predominantly utilized by the person in possession of the property.

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AFMA – shall refer to the Agriculture and Fisheries Modernization Act of 1997 or RA
8435.

Agricultural Activity – per the Comprehensive Agrarian Reform Law of 1988 (RA
6657), means the cultivation of the soil, planting of crops, growing of fruit trees, raising
of livestock, poultry or fish, including the harvesting of such farm products, and other
farm activities and practices performed by a farmer in conjunction with such farming
operations done by persons whether natural or juridical.

Agricultural Land – per RA 6657, refers to land devoted to agricultural activity and
not classified as mineral, forest, residential, commercial or industrial land.

Agricultural Land Use Conversion – per RA 6657, refers to the process of changing
the use of agricultural land to non-agricultural uses.

Agricultural Zone (AGZ) – an area within a city/municipality intended for the

cultivation of the soil, planting of crops, growing of trees, raising of livestock, poultry,
fish or aquaculture production, including the harvesting of such farm products, and
other farm activities and practices performed in conjunction with such farming
operations… (AFMA) Agri-Industrial Zone (AgIndZ)- an area within a city/municipality
intended primarily for integrated farm operations and related product processing
activities such as plantation for bananas, pineapple, sugar, etc.

Agri-Processing Activities – “refers to the processing of raw agricultural and fishery

products into semi-processed or finished products which include materials for the
manufacture of food and/or non-food products, pharmaceuticals and other industrial
products.” (AFMA)

Agro-Forestry – land management which combines agricultural crops with tree crops
and forest plants and/or animals simultaneously or sequentially and applies
management practices which are compatible with the cultural patterns of the local
population.

Allowable Uses- uses that conform to those allowed in a specific zone

Aquaculture Sub-Zone (Aq-SZ)–an area within the Municipal Waters Zone of a city/
municipality designated for “fishery operations involving all forms of raising and
culturing fish and other fishery species in fresh, brackish and marine water areas”
(Fisheries Code).

Base Flood Elevation – the elevation to which floodwater is expected to reach during
flood events as calculated by the regional office of the DPWH.

Base Zones – refers to the primary zoning classification of areas within the
City/Municipality and that are provided with a list of allowable uses and regulations on
building density and bulk, among others.

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Basic R-2 Sub-Zone (BR2-SZ) – an area within the R-2 Zone of a city/municipality
where the number of allowable storeys/floors above established grade is three (3) and
the BHL is 10.00 meters above highest grade (NBC).

Basic R-3 Sub-Zone (BR3-SZ) – an area within the R-3 Zone of a city/municipality
where the number of allowable storeys/floors above established grade is three (3) and
the BHL is 10.00 meters above highest grade (NBC).

Billboards Overlay Zone (BB-OZ)– an area in a city/municipality designated for the

regulated placement of billboards.

Buffer/Greenbelt Zone (B/GZ) – an area within a city/municipality that are yards,

parks or open spaces intended to separate incompatible elements or uses to control
pollution/ nuisance and for identifying and defining development areas or zones where
no permanent structures are allowed.

Building Height Limit (BHL) - per the National Building Code, this is “the maximum
height to be allowed for buildings/ structures…and shall be generally measured from
the established grade line to the topmost portion of the proposed building/structure. If
applicable, the BHL may be subject to clearance requirements of the Civil Aviation
Authority of the Philippines (CAAP) or the concerned military/security authorities.” BHL
is expressed as the number of allowable storeys/floor above established grade and/
or meters above highest grade.

Cemetery/Memorial Park Zone (C/MP-Z) – an area in a city/municipality intended for

the interment of the dead.

Certificate of Non- Conformance– certificate issued to Owners of non-conforming

uses as provided in this Zoning Ordinance.

Central Business District (CBD)– shall refer to areas designated principally for trade,
services and business purposes.

Class "AAA" Slaughterhouse/Abattoir – those with facilities and operational

procedures appropriate to slaughter livestock and fowls for sale in any market,
domestic or international.

Class "AA" Slaughterhouse/Abattoir – those with facilities and operational

procedures sufficiently adequate that the livestock and fowls slaughtered therein is
suitable for sale in any market within the country.

Class "A" Slaughterhouse/Abattoir – those with facilities and procedures of

minimum adequacy that the livestock and the fowls slaughtered therein are suitable
for distribution and sale only within the city or municipality where the slaughterhouse
is located.

Comprehensive Land Use Plan (CLUP) – a document embodying specific proposal

for guiding, regulating growth and/or development. The main components of the
Comprehensive Land Use Plan in this usage are the sectoral studies, i.e.

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Demography, Socio-Economic, Infrastructure and Utilities, Local Administration and
Land Use.

Commercial-1 Zone(C1-Z) – a low density commercial area within a city/municipality

intended for neighborhood or community scale trade, service and business activities.

Commercial-2 Zone (C2-Z) – a medium to high density commercial area within a

city/municipality intended for trade, service and business activities performing
complementary/supplementary functions to the CBD.

Commercial-3 Zone(C3-Z) – a high density commercial area within a city/municipality

intended for regional shopping centers such as large malls and other commercial and
business activities which are regional in scope or where market activities generate
traffic and require utilities and services that extend beyond local boundaries and
requires metropolitan level development planning and implementation. High rise
hotels, sports stadium or sports complexes area also allowed in this zone. This zone
may also be called as the Central Business District (CBD).

Commercial Garage – a garage where automobiles and other motor vehicles are
housed, cared for, equipped, repaired or kept for remuneration, for hire or sale.

Compatible Uses – different uses capable of existing harmoniously within a zone,

e.g. residential and parks and playground uses subject to the conditions stipulated in
the Zoning Ordinance.

Comprehensive Land Use Plan (CLUP)– is a technical document embodying

specific proposals and strategies for guiding, regulating growth and/or development
that is implemented through the Zoning Ordinance. The main components of the
Comprehensive Land Use Plan in this usage are the land use plan and sectoral studies
including Demography, Ecosystems Analysis (Terrestrial and Coastal) and Special
Area Studies such as Climate Change Adaptation, Disaster Risk Reduction and
Management, Ancestral Domain, Biodiversity, Heritage Conservation and Green
Urbanism.

Comprehensive Development Master Plan (CDMP) – a unitary development plan/

site plan that permits flexibility in planning/urban design, building/structure sitting,
complementary of building types and land uses, usable open spaces for general public
uses services and business activities and the preservation of significant land features
(NBC) and may also be referred to as a Master Development Plan.

Commercial Fishing Sub-Zone (CF-SZ) –an area within the Municipal Waters Zone
of a city/municipality where commercial fishing, subject to the provisions of the
Fisheries Code, is allowed.

Conflicting Uses – uses or land activities with contrasting characteristics and

adjacent to each other e.g. residential units adjacent to industrial plants.

Conforming Use – a use that is in accordance with the zone regulations as provided
for in the Ordinance.

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Critical Habitat Overlay Zone (CH-OZ) – an area in a city/municipality determined to
be essential to the conservation of a listed species, though the area need not actually
be occupied by the species at the time it is designated.

Component Cities – cities, which do not meet the requirement of highly urbanized
cities, shall be considered component cities of the province in which they are located.

If a component City is located within the boundaries of two or more provinces

such City shall be considered component of the province of which it used to be a City.
(RA 7160)

Deed of Restrictions - written agreements that impose limitations on the use of

property in order to maintain the intended character of a neighborhood.

Easement – open space imposed on any land use/activities sited along waterways,
fault lines, road-rights-of-way, cemeteries/memorial parks, utilities and the like.

Established Grade – the finish ground level of a proposed development which shall
be determined according to the provisions of the latest edition of the National Building
Code.

Ecotourism – a form of sustainable tourism within a natural and cultural heritage area
where community participation, protection and management of natural resources,
culture and indigenous knowledge and practices, environmental education and ethics,
as well as economic benefits are fostered and pursued for the enrichment of host
communities and the satisfaction of visitors.” (Tourism Act and DENR AO2013-19
Guidelines on Ecotourism Planning and Management in Protected Areas)

Ecotourism Overlay Zone (ETM-OZ) –an area in a city/municipality intended for

ecotourism uses.

Environmentally Constrained Areas – areas prone to natural hazards, such as

those related to weather, hydrologic, and geologic disturbances. These hazards cover
those that are weather and water-related, earthquake-induced, volcanic and erosion-
related.

Environmentally Critical Areas (ECA) – refer to those areas which are

environmentally sensitive and are listed in Presidential Proclamation 2146 dated
December 1981, as follows:

a. All areas declared by law as national parks, watershed reserves, wildlife

preserve and sanctuaries;

b. Areas set aside as aesthetic potential tourist spots;

c. Areas which constitute the habitat for any endangered or threatened species of
indigenous Philippine wildlife (flora and fauna);

d. Areas of unique historic, archaeological, or scientific interests;

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e. Areas which are traditionally occupied by cultural communities or tribes;

f. Areas frequently visited and/or hard-hit by natural calamities (geologic hazards,

floods, typhoons, volcanic activity, etc.);

g. Areas with critical slopes;

h. Areas classified as prime agricultural lands;

i. Recharge areas of aquifers;

j. Water bodies characterized by one or any combination of the following

conditions:

• tapped for domestic purposes;

• within the controlled and/or protected areas declared by appropriate
authorities; and
• which support wildlife and fishery activities.

k. Mangrove areas characterized by one or any combination of the following

conditions:

• with primary pristine and dense young growth;

• adjoining the mouth of major river systems;
• near or adjacent to traditional productive fry or fishing grounds;
• which act as natural buffers against shore erosion, strong winds and
storm floods; and
• on which people are dependent on their livelihood.

l. Coral reef characterized by one or any combination of the following

conditions:
• with 50% and above live coralline cover;
• spawning and nursery grounds of fish; and
• which acts as natural breakwater of coastlines.

Proponents of Projects within ECAs are required to submit Initial Environmental

Examinations to DENR Regional Offices. They may later be required by the DENR to
submit an EIS, if necessary.

Environmentally Critical Projects (ECP) – refer to those projects which have high
potential for negative environmental impacts and are listed in Presidential
Proclamation 2146 dated December 14, 1981, as follows:

a. Heavy industries

• non-ferrous metal industries;

• iron and steel mills;
• petroleum and petro-chemical industries including oil and gas; and
• smelting plants.

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b. Resource extractive industries

• major mining and quarrying projects; and

• forestry projects such as logging, major wood processing, introduction of
fauna (exotic animals) in public/private forests, forest occupancy, extraction of
mangroves and grazing.
• fishery projects (dikes for/and fishpond development projects)

c. Infrastructure projects

• major dams;
• major power plants (fossil-fueled, nuclear-fueled, hydroelectric or
geothermal);
• major reclamation projects, and
• major roads and bridges.

d. Golf course projects

Proponents of ECPs are required to submit an EIS to the Environmental

Management Bureau (EMB) of the DENR.

Environmental Impact Statement (EIS) System – pursuant to PD 1586 of 1978,

refers to the entire process of organization, administration and procedure
institutionalized for the purpose of assessing the significance of the effects of physical
developments on the quality of the environment. Projects that fall within the purview
of the EIS System include:

a. Environmentally Critical Projects

b. Projects located in Environmentally Critical Areas

Easement – open space imposed on any land use/activities sited along waterways,
road-right-of-way, cemeteries/memorial parks and utilities.

Exception – a device which grants a property owner relief from certain provisions of
the Ordinance where because of the specific use would result in a particular hardship
upon the owner, as distinguished from a mere inconvenience or a desire to make more
money.

New Town– shall refer to a town deliberately planned and built which provides, in
addition to houses, employment, shopping, education, recreation, culture and other
services normally associated with a city or town.

Fisheries Code – shall refer to the Philippine Fisheries Code of 1998 (RA 8550).

Fishery Refuge and Sanctuary Sub-Zone (FRS-SZ) – an area within the Municipal
Waters Zone of a city/municipality “where fishing or other forms of activities which may
damage the ecosystem of the area is prohibited and human access may be restricted.”
(Fisheries Code)

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Fishery Reserve Sub-Zone (FyR-SZ) – an area within the Municipal Waters Zone of
a city/ municipality “where activities are regulated and set aside for educational and
research purposes.” (Fisheries Code).

Fish Pond - “a land-based facility enclosed with earthen or stone material to impound
water for growing fish.” (Fisheries Code).

Flood Overlay Zone (FLD-OZ) – an area in a city/municipality that have been

identified as prone to flooding and where specific regulations are provided in order to
minimize its potential negative effect to developments.

Flood Protection Elevation – the minimum elevation to which developments are

required by this Ordinance to be elevated, with reference to the Base Flood Elevation,
in order to be flood proofed.

Floor Area Ratio or “FAR” – is the ratio between the gross floor area of a building
and the area of the lot on which it stands, determined by dividing the gross floor area
of the building and the area of the lot. The gross floor area of any building should not
exceed the prescribed floor area ratio (FAR) multiplied by the lot area. The FAR of any
zone should be based on its capacity to support development in terms of the absolute
level of density that the transportation and other utility networks can support.

Foreshore Land Sub-Zone (FL-SZ) –an area within the Municipal Waters Zone of a
city/ municipality defined as a “string of land margining a body of water; the part of a
seashore between the low-water line usually at the seaward margin of a low tide
terrace and the upper limit of wave wash at high tide usually marked by a beach scarp
or berm” (Fisheries Code).

Forest – refers to either natural vegetation or plantation of crops mainly of trees, or

both, occupying a definable, uninterrupted or contiguous area exceeding but not less
than one hectare with tree crown covering at least ten percent (10%)of the areas,
exclusive of the associated seedlings, saplings, palms, bamboos and other
undercover vegetation. A natural forest is a stand dominated by trees whose structure,
functions and dynamics have been largely the result of natural succession process. A
natural forest is classified as either 1) primary or virgin forest which has never been
subjected to significant human disturbance or has not been significantly affected by
the gathering of forest products such that its natural structure, functions and dynamics
have not undergone any major ecological change; or 2) secondary or residual forest
that maybe classified into either degraded or productive type (DENR DAO No. 99-53).

Forest Buffer Sub-Zone (FB-SZ) – an area within the Forest Zone of a

city/municipality which are “outside the boundaries and immediately adjacent to
designated protected areas that need special development control in order to prevent
or minimize harm to the protected area (NIPAS Act).”

Forest Lands – “include the public forest, permanent forest or forest reserves, and
forest reservations” (PD 1559. Further Amending PD 705, otherwise known as the
Revised Forestry Code of the Philippines. 1978).

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Forest Reservation – refers to forest lands which have been reserved by the
President of the Philippines for any specific purpose or purposes (Forestry Code).”

Forest Reserve Sub-Zone (FR-SZ) – an area within the Forest Zone of a

city/municipality, which “refers to those lands of the public domain which have been
the subject of the present system of classification and determined to be needed for
forest purposes. Also called "Permanent Forest” (Revised Forestry Code, PD 1559)

Forest Zone (FZ) – an area within a city/municipality which are intended primarily for
forest purposes. This includes Forest Lands and areas outside of Forest Lands that
are declared for forest purposes by this Ordinance.

Forestry Code – refers to Presidential Decree No. 705 or the Revised Forestry Code
of the Philippines, as amended.

General Commercial Zone (GC-Z) – an area within a city/municipality intended for

trading/services/ business purposes.

General Institutional Zone (GI-Z) – an area within a city/municipality intended

principally for general types of institutional establishments, e.g. government offices,
hospitals/ clinics, academic/research and convention centers.

General Residential Zone (GR-Z) – an area within a city intended principally for
dwelling/ housing purposes.

Gross Floor Area (GFA) – the GFA of a building is the total floor space within the
perimeter of the permanent external building walls, occupied by:

a. Office areas
b. Residential areas
c. Corridors
d. Lobbies
e. Mezzanine
f. Vertical penetrations, which shall mean stairs, fire escapes, elevator shafts,
flues, pipe shafts, vertical ducts, and the like, and their enclosing walls
g. Rest rooms or toilets
h. Machine rooms and closets
i. Storage rooms and closets
j. Covered balconies and terraces
k. Interior walls and columns, and other interior features

But excluding:

a. Covered areas used for parking and driveways, including vertical penetrations
in parking floors where no residential or office units are present
b. Uncovered areas for AC cooling towers, overhead water tanks, roof decks,
laundry areas and cages, wading or swimming pools, whirlpools or Jacuzzis,
gardens, courts or plazas.

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General Zoning Map – a duly authenticated map delineating the different zones in
which the whole City is divided.

Heritage Act – shall mean the National Cultural Heritage Act of 2009 or RA 10066.

Heritage Overlay Zone (HTG-OZ) – an area in a city/municipality that refers “to

historical, anthropological, archaeological, artistic geographic areas and settings that
are culturally significant to the country, as declared by the National Museum and/ or
the National Historic Institute” (Heritage Act)

Historic Center – 1) historic zone, district, core, precinct, town, legacy zone, heritage
area, zone or town; 2) a designated area with historical and other special significance,
consisting of buildings or group of buildings and their environs that collectively
contribute to the area’s importance and character; 3) a place where a significant event
in history occurred; 4) any town, district, or ancient settlement site with specific history
and/or cultural significance. Historic centers are sometimes called living museums,
outdoor museums, or museum preserves. Whether inhabited or un-inhabited, historic
centers are preservation areas. (Heritage Act)

Industrial-1 Zone (I1-Z) – an area within cities/municipalities intended for light

manufacturing or production industries that are:

a. non-pollutive/non-hazardous; and
b. non-pollutive/hazardous

Industrial-2 Zone (I2-Z) – an area within cities or municipalities intended for medium
intensity manufacturing or production industries that are:

a. pollutive/non-hazardous; and
b. pollutive/hazardous.

Industrial-3 Zone (I3-Z) – an area within cities or municipalities intended for heavy
manufacturing or production industries that are:

a. highly pollutive/non-hazardous
b. highly pollutive/hazardous
c. highly pollutive/extremely hazardous
d. pollutive/extremely hazardous
e. non-polllutive/extremely hazardous

Industrial Forest Plantation Sub-Zone (IFP-SZ) – an area within the Forest Zone of
a city/ municipality that “refers to any tract of land planted mainly to timber producing
tree species, including rubber, and/or non-timber species such as rattan and bamboo,
primarily to supply the raw material requirements of forest-based industries, among
others” (DENR DAO No. 99-53).

Inland Fishery – the freshwater fishery and brackish water fishponds ((Fisheries
Code)

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Innovative Design – introduction and/or application of new/creative designs and
techniques in development projects e.g. Planned Unit Development.

Key Biodiversity Area Overlay Zone (KBA-OZ) –an area in a city/municipality which
are determined to be “globally significant sites for biodiversity conservation” (DENR,

Conservation International Philippines & Haribon Foundation for the Conservation of

Nature).

Lake Sub-Zone (LA-SZ) – an area in the Municipal Waters Zone of a city/municipality

defined as “an inland body of water, an expanded part of a river, a reservoir formed
by a dam, or a lake basin intermittently or formerly covered by water.” (Fisheries Code)

Landslide Overlay Zone (LSD-OZ) – an area in a city/municipality that have been

identified as highly susceptible to landslides and where specific regulations are
provided in order to minimize its potential negative effect to developments.

Local Zoning Board of Appeals (LZBA) – a local special body created by virtue of
this Ordinance mandated to, among others, handle appeals for Variances and
Exceptions.

Locational Clearance (LC) – a clearance issued by the Zoning Administrator/Zoning

Officer to a project that is allowed under the provisions of this Ordinance.

Locational Clearance (Variance) (LC-V) – a clearance issued by the LZBA to a

project that is allowed under the Mitigating Device/Variance provision of this
Ordinance.

Locational Clearance (Exception) (LC-E) – a clearance issued by the LZBA to a

project that is allowed under the Mitigating Device/Exception provision of this
Ordinance.

Mariculture –a specialized branch of aquaculture involving the cultivation of marine

organisms for food and other products in the open ocean, an enclosed section of the
ocean, or in tanks, ponds or raceways which are filled with seawater.

Maximum R-2 Sub-Zone (MR2-SZ) – an area within the R-2 Zone of a

city/municipality where the number of allowable storeys/floors above established
grade is five (5) and the BHL is 15.00 meters above highest grade (NBC).

Maximum R-3 Sub-Zone (MR3-SZ) – an area within the R-3 Zone of a

city/municipality where the number of allowable storeys/floors above established
grade is twelve (12) and the BHL is 36.00 meters above established grade (NBC).

Mitigating Device – a means to grant relief in complying with certain provisions of the
Ordinance such as, but not limited to, those pertaining to use, building bulk and
density, and performance standards.

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Municipal Fishing Sub-Zone (MF-SZ) – an area within the Municipal Waters Zone of
a city/ municipality where only municipal fishing, as defined in the Fisheries Code, is
allowed.

Municipal Waters Zone (WZ) – per Republic Act No. 8550 or the Philippines Fisheries
Code of 1998, this zone covers the Municipal Waters which “include not only streams,
lakes, inland bodies of water and tidal waters within the (city) municipality which are
not included within the protected areas as defined under Republic Act No. 7586 (The
NIPAS Law), public forest, timber lands, forest reserves or fishery reserves, but also
marine waters…(boundary delineation defined in the Fisheries Code).”

National Park Sub-Zone (NP-SZ) –an area within the Forest Zone of a
city/municipality that “refers to a forest land reservation essentially of primitive or
wilderness character which has been withdrawn from settlement or occupancy and set
aside as such exclusively to preserve the scenery, the natural and historic objects and
the wild animals or plants therein, and to provide enjoyment of these features in such
a manner as will leave them unimpaired for future generations.” (NIPAS Act).

Navigational Lane – areas in cities/municipalities designated for the passage of water

vessels.

NIPAS Act – shall refer to the National Integrated Protected Areas System Act of 1992
or RA 7586.

NIPAS: Multiple Use Sub-Zone (NMU-SZ) – an area that "pertains to the

management zone of protected areas" of a city/municipality "where settlement,
traditional and/or sustainable land use, including agriculture, agro-forestry and other
income generating or livelihood activities may be allowed consistent with the
Management Plan.” (5.10 of DENR Administrative Order No. 2008-26)

NIPAS: Strict Protection Sub-Zone (NSP-SZ) – an area within the Forest Zone of a
city/ municipality that have “high bio- diversity value which shall be closed to all human
activity except for scientific studies and/ or ceremonial or religious use by indigenous
communities.” (NIPAS Act)

Non-Conforming Use – uses existing prior to the approval of this Zoning Ordinance
that are not in conformity with its provisions but are allowed to operate subject to the
conditions of this Zoning Ordinance.

Non-NIPAS Areas – areas yet un-proclaimed by law, presidential decree, presidential

proclamation or executive order as part of the NIPAS Areas. Per the National Physical
Framework Plan, these areas should be given equal importance, as in NIPAS Areas,
in terms of conservation and protection. These include:

a. Reserved second growth forests;

b. Mangroves;
c. Buffer strips;
d. Freshwater swamps and marshes; and
e. Un-proclaimed watersheds.

14
Notice of Non -Conformance – notice issued to owners of all uses existing prior to
the approval of the Ordinance which do not conform to the provisions herein provided.

Network of Protected Areas for Agriculture and Agro-Industrial Development

(NPAAAD)– per AFMA, refers to agricultural areas identified by the Department of
Agriculture in coordination with the National Mapping and Resource Information
Authority in order to ensure the efficient utilization of land for agriculture and agro-
industrial development and promote sustainable growth. The NPAAAD covers the
following:

a. All irrigated areas;

b. All irrigable lands already covered by irrigation projects with firm funding
commitments;
c. All alluvial plain land highly suitable for agriculture whether irrigated or not;
d. Agro-industrial croplands or lands presently planted to industrial crops that
support the viability of existing agricultural infrastructure and agro-based
enterprises;
e. Highlands or areas located at an elevation of 500 meters or above and have
the potential for growing semi-temperate and high-value crops;
f. All agricultural lands that are ecologically fragile, the conversion of which
will result in serious environmental degradation; and
g. Mangrove areas and fish sanctuaries.

New Town– shall refer to a town deliberately planned and built which provides, in
addition to houses, employment, shopping, education, recreation, culture and other
services normally associated with a city or town.

Official Zoning Map – a duly authenticated map delineating the different zones into
which the whole City/Municipality is divided.

Open Space (OS) – as used in this Ordinance, an area where permanent buildings
shall not be allowed and which may only be used as forest, buffer/greenbelts, parks
and playgrounds.

Overlay Zones (OZ) – a “transparent zone” that is overlain on top of the Basic Zone
or another Overlay Zone that provides an additional set (or layer) of regulations.

Parks and Recreation Zone (PR-Z) – an area in a city/municipality designed for

diversion/ amusements and for the maintenance of ecological balance.

Planned Unit Development (PUD) – a land development scheme wherein the project
site is comprehensively planned as an entity via unitary site plan which permits
flexibility in planning/design, building siting, complementarity of building types and land
uses, usable open spaces and the preservation of significant natural land features.

Port –an area with facilities for loading and unloading of ships and may include, among
others, harbor, docks, wharves, and piers.

15
Production Agricultural Sub-Zone (PDA-SZ) – an area within the Agricultural Zone
of cities/municipalities that are outside of NPAAAD and declared by the
City/Municipality for agricultural use.

Production Forest – an area within a city/municipality which are “forestlands tended

primarily for the production of timber. These are areas below 50% in slope and less
than 1,000 meters in elevation. This includes natural and man-made forests.”(DENR
DAO 95-15)

Forest lands available for timber and agro-forestry production, range lands for grazing
and other forest lands special uses. (FM Technical Bulletin No.5 as cited in ITTD PD
222/03 Rev.1)

Protected Areas – areas declared as belonging to the NIPAS System per NIPAS Act.
These areas are those that have been designated or set aside pursuant to a law,
presidential decree, presidential proclamation or executive order. These include:

a. Strict nature reserves;

b. Natural parks;
c. National monuments;
d. Wildlife sanctuary;
e. Protected landscapes and seascapes;
f. Resource reserves;
g. Natural biotic areas; and
h. Other categories established by law, conventions or international
agreements which the Philippine Government is a signatory

Protected Area Management Board (PAMB) – per the NIPAS Act’s IRR, a board
established for NIPAS areas that shall, among others:

Decide matters relating to planning, resource protection and general administration of

the area in accordance with the General Management Planning Strategy (GMPS);

Approve proposals, work plans, action plans, and guidelines, for management of the
protected area in accordance with the approved Management Plan;

Delineate and demarcate protected area boundaries, buffer zones, ancestral domain;

Promulgate rules and regulations to promote development programs and projects on

biodiversity conservation and sustainable development;

Control and regulate the construction, operation and maintenance of roads, trails,
water works, sewerage, fire protection and sanitation systems and other utilities within
the protected area

Protected Area Management Plan (PAMP) – a document required for NIPAS areas
that “shall, as a minimum, promote the adoption and implementation of innovative
management techniques including if necessary, the concept of zoning, buffer zone

16
management for multiple use and protection, habitat conservation and rehabilitation,
site-specific policy development, pest management, and fire control…” (NIPAS Act)

Protection Agricultural Sub-Zone (PTA-SZ) – an area within the Agricultural Zone

of cities/ municipalities that include the NPAAAD which are “agricultural areas
identified by the Department (Agriculture) through the Bureau of Soils and Water
Management (BSWM) in coordination with the National Mapping and Resource
Information Authority (NAMRIA) in order to ensure the efficient utilization of land for
agriculture and agro-industrial development and promote sustainable growth.”

Protection Forest – an area within a city/municipality that are “forestlands outside

NIPAS obtained essentially for their beneficial influence on soil and water in particular
and the environment in general. (DENR DAO 95-15)

Areas wholly or partially covered with woody vegetation manage primarily for its
beneficial effects on water, climate, soil, aesthetic value and preservation of genetic
diversity. (FMB Technical Bulletin No.5 as cited in ITTD PD 220/03 Rev.1)

Quarrying – shall mean “the process of extracting, removing and disposing quarry
resources found on or near the surface of private or public land” (Mining Act).

Reclassification of Agricultural Lands – “the act of specifying how agricultural lands

shall be utilized for non-agricultural uses such as residential, industrial, and
commercial as embodied in the CLUP” (LGC and MC 54)

Residential-1 Zone (R1-Z) – an area within a city/municipality intended for low density
residential use. Per the National Building Code, R-1 Zone is characterized mainly by
low-rise single-detached and duplex residential buildings for exclusive use as single
(nuclear) family dwellings.

Residential-2 Zone (R2-Z) – an area within cities or municipalities intended for

medium density residential use. Per the National Building Code, R-2 Zone is
characterized mainly by low-rise single-attached, duplex or multi-level structures
residential buildings for exclusive use as multi-family dwellings.

Residential-3 Zone (R3-Z) – an area within cities or municipalities intended for

medium to high density residential use. Per the National Building Code, R3 Zone is
characterized mainly by low- rise or medium -rise residential buildings for exclusive
use as multi-family dwellings with mixed housing types.

Residential-4 Zone (R4-Z) – an area within cities or municipalities intended for

medium to high density residential use. Per the National Building Code, R4 Zone is
characterized mainly by low-rise townhouse buildings/structures for exclusive use as
multiple family dwellings.

Residential-5 Zone (R5-Z) – an area within cities or municipalities intended for very
high density residential use. Per the National Building Code, R4 Zone is characterized
mainly by medium-rise or high-rise condominium buildings/structures for exclusive use
as multiple family dwellings.

17
Rezoning – a process of introducing amendments to or change in the existing zoning
of a particular area and reflected in the text and maps of the Ordinance.

Rural Area – area outside of the designated urban area.

Scenic Corridor Overlay Zone (SCD-OZ) –an area in a city/municipality that have
high scenic vistas and where specific regulations are provided in order to ensure that
these vistas are preserved for the enjoyment of the general public.

Setback – the open space left between the building and the lot lines.

Small-Scale Mining Sub-Zone (SsM-SZ) – an area within the Mineral Land Zone of
a city/ municipality that are” identified, segregated and reserved by the DENR from
certain mineral lands as people’s small-scale mining areas.” (People’s Small-Scale
Mining Act
of 1991)

Socialized Housing – refers to housing [programs and] projects covering houses and
lots or home lots only undertaken by the Government or the private sector for the
underprivileged and homeless citizens (UDHA)

Socialized Housing Zone (SH-Z) – an area in a city/municipality designated for

socialized housing projects.

Special Institutional Zone (SI-Z) – an area in a city/municipality intended principally

for particular types of institutional establishments e.g. welfare homes, orphanages,
home for the aged, rehabilitation and training centers, military camps/reservation/
bases/ training grounds, etc.

Strategic Agriculture and Fisheries Development Zone (SAFDZ) – refers to “areas

within the NPAAAD identified for production, agro-processing and marketing activities
to help develop and modernize, with the support of government, the agriculture and
fisheries sectors in an environmentally and socio-culturally sound manner” (AFMA).

Sustainable Urban Drainage System (SUDS) – a low impact system intended to

drain surface water run-off through a series of collection, storage and cleaning stages
before it is released back into the environment.

Tourism Act – shall mean the Tourism Act of 2009 or RA 9593.

Tourism Zone – are sites within cities and municipalities endowed with natural or
manmade physical attributes and resources that are conducive to recreation, leisure
and other wholesome activities.

Transit-Oriented Development Overlay Zone (TOD-OZ) – an area around transit

centers in a city/municipality where commercial and residential growth are encouraged
in order to maximize access to public transit.

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Tree Farm – “refers to any tract of forest land purposely and extensively planted to
trees of economic value for their fruits, flowers, leaves, barks or extractives, but not
for the wood thereof” (Forestry Code).

UDHA – shall mean the Urban Development and Housing Act of 1992 or RA 7279.

Urban Area(s) – include all barangay(s) or potion(s) of which comprising the Tanauan
City, Batangas, Central Business District (CBD) and other built-up areas including the
urbanizable land in and adjacent to said areas and where at least more than fifty (50%)
of the population are engaged in non-agricultural activities. CBD shall refer to the
areas designated principally for trade, services and business purposes.

Urban Corridor Overlay Zone (UCD-OZ) - an area in a city/municipality which are

along major transport routes and where specific regulations are provided that is
intended to minimize roadside friction, maintain pedestrian walkways, etc.

Urban Zoning Map – a duly authenticated map delineating the different zones into
which the urban area and its expansion area are divided.

Urbanizable Land – are designated as suitable for urban expansion by virtue of land
use studies conducted.

Utilities, Transportation and Services Zone (UTS-Z) – an area in a city/municipality

designated for “a range of utilitarian/ functional uses or occupancies, characterized
mainly as a low-rise or medium-rise building/structure for low to high intensity
community support functions, e.g. terminals, inter-modals, multi-modals, depots,
power and water generation/distribution facilities, telecommunication facilities,
drainage/wastewater and sewerage facilities, solid waste handling facilities and the
like” (NBC).

Variance – a device which grants a property owner relief from certain provisions of
the Zoning Ordinance where, because of the particular physical surrounding, shape or
topographical condition of the property, compliance on applicable Building Bulk and
Density Regulations, Building Design Regulations and Performance Standards would
result in a particular hardship upon the owner, as distinguished from a mere
inconvenience or a desire to make more money.

Warehouse – refers to a storage and/or depository of those in business of performing

warehouse services for others, for profit.

Water Code – shall mean the Water Code of the Philippines (Presidential Decree
1067)

Water Zone (WZ) – are bodies of water within the cities, which include rivers, streams,
lakes and seas except those, included in another zone classification.

Wharf – an area within a city/municipality intended as a landing place where ships

may be tied-up or unloaded.

19
Yard – as defined in the National Building Code, this is “the required open space left
between the outermost face of the building/ structure and the property lines, e.g. front,
rear, right and left side yards. The width of the yard is the setback.”

Zone – an area within a city/municipality for specific land use as defined by manmade
or natural boundaries.

Zoning Administrator/Zoning Officer – a city/municipal government employee

responsible for the implementation/enforcement of the Zoning Ordinance.

Zoning Certificate – a document issued by the Zoning Administrator citing the zoning
classification of the land based on this Ordinance.

Zone/District – an area within a City for specific land use as defined by manmade or
natural boundaries.

Zoning Ordinance – a local legal measure which embodies regulations affecting land
use.

ARTICLE IV
ZONE CLASIFICATIONS

Division into Zones or District or Sub-Zone and Overlay Zone

To effectively carry out the provisions of this Ordinance, the city is hereby divided into
the following zones or districts as shown in the Official Zoning Maps

Section 6. Base Zones. The following are designated as Base Zones:

Urban Core Zone

Forest Zone (FZ)

NIPAS: Multiple Use Sub-Zone (NMU-SZ)

Forest Buffer Sub-Zone (FB-SZ)

Special Use Sub-Zone (SU-SZ)

Agricultural Zone (AGZ)

Agri-industrial Zone (AgIndZ)

Municipal Waters Zone (WZ)

Protection Water Sub-Zones

Fishery Reserve Sub-Zone (FR-SZ)

20
Lake Sub-Zone (L-SZ)

Municipal Fishing Sub-Zone (MF-SZ)

General Residential Zone (GR-Z)

Residential-1 Zone (R1-Z)

Residential–2 Zone (R2-Z)

Basic R-2 Sub-Zone (BR2-SZ)

Maximum R-2 Sub-Zone (MR2-SZ)

Residential–3 Zone (R3-Z)

Basic R-3 Sub-Zone (BR3-SZ)

Maximum R-3 Sub-Zone (MR3-SZ)

Residential–4 Zone (R4-Z)

Residential–5 Zone (R5-Z)

Socialized Housing Zone (SH-Z)

General Commercial Zone (GC-Z)

Commercial–1 Zone (C1-Z)

Commercial–2 Zone (C2-Z)

Commercial–3 Zone (C3-Z)

Industrial–1 Zone (I1-Z)

Industrial–2 Zone (I2-Z)

Industrial–3 Zone (I3-Z)

General Institutional Zone (GI-Z)

Special Institutional Zone (SI-Z)

Parks and Recreation Zone (PR-Z)

Cemetery/Memorial Park Zone (C/MP-Z)

Buffer/Greenbelt Zone (B/G-Z)

21
Utilities, Transportation, and Services Zone (UTS-SZ)

Tourism Zone (T-Z)

Section 7. Overlay Zones. The following are designated as Overlay Zones:

Landslide Overlay Zone (LSD-OZ)

Flood Overlay Zone (FLD-OZ)

Scenic Corridor Overlay Zone (SCD-OZ)

Active Fault Overlay Zone (FLT-OZ)

Heritage Overlay Zone (HTG-OZ)

Ecotourism Overlay Zone (ETM-OZ)

Urban Corridor Overlay Zone (UCD-OZ)

Billboards Overlay Zone (BB-OZ)

Section 8. ZONING MAPS. It is hereby adopted as an integral part of this Ordinance,

the official Zoning maps for urban areas and for the whole City (General), wherein the
designation, location and boundaries of the districts/zones, sub-zones and overlay
zones herein established are shown and indicated. Such Official Zoning Maps shall
be signed by the local chief executive and duly authenticated by the Sanggunian
Panlalawigan.

22
23
24
Section 9. ZONE BOUNDARIES

The location and boundaries of the above mention various zones into which the City
has been subdivided are identified as follows:

I. URBAN CORE

Location
URBAN CORE ZONES
Poblacion Central Business Barangay 1-7
District • Bounded on the north and east by
San Juan River;
• Bounded on the west by Trapiche,
Sambat and Bagumbayan;
• Bounded on the east by
Municipality of Sto. Tomas
• Bounded on the south by Darasa
and Hidalgo.

1.GRD (General Residential District)

Areas within Poblacion Barangays 1 to 7
a. Areas between Florentino Laurena
Street and San Juan River;
Poblacion I • Bounded on the north by Juan
Gonzales Street;
• Bounded on the west by Florentino
Laurena Street;
• Bounded on the south by the
Catholic Church compound.

Poblacion II b. Areas South of the Church compound

extends:
• Bounded on the north by Sixto
Castillo;
• Bounded on the east by Yakal
Street;
• Bounded on the west by P.
Carandang
• Bounded on East by San Juan
River

c. Areas

Inside the block:

Poblacion III
• Bounded on the north by P.
Carandang

25
 • Bounded on the east by San Juan
River
• Bounded on the south by Barangay
Darasa
• Bounded on the west by Gonzales
street

Inside the block:

• Bounded on the north by Guevara
Street
• Bounded on the east by Gonzales
street
• Bounded on south by Barangay
Darasa
• Bounded on south by San
Sebastian Village

Inside the block

• Bounded on the north by P.
Carandang street
• Bounded on the east by Gonzales
street
• Bounded on the south Darasa
• Bounded on the west by PNR

Residential Subdivision:

Celeste Subdivision
Krisel Subdivision
San Sebastian Village

Poblacion IV
Bounded on the North by N. Gonzales
Bounded on the East by J. V.Pagaspas
Bounded on the South by street going to
Gloria Compound
Bounded on the West by PNR

Bounded on the North by San Juan River

Bounded on the East by Laurel Rural Bank
Bounded on the South J. Gonzales Street
Bounded on the West by PNR

Poblacion V Bounded on the North by P. Gonzales St.

Bounded on East by J.V. Pagaspas
Bounbed on the South Street in front of Citi
Mart
Bounded on west by PNR

26
 Poblacion VI • Bounded on the North by F. Platon
• Bounded on East 30mtr parallel
with J.P. Laurel Highway
• Bounded on the South by P.
Carandang Street
• Bounded on West by PNR

Residential Subdivision:
Gloria Compound
Teresa Compound
Portion of Tapia Subdivision
Oltap Subdivision

Poblacion VII Residential Subdivison;

Maligaya Subdivision
Reaville Subdivision
Yatco Compound
Laros Subdivision

Areas in Poblacion 1-7 not specifically

designated into different land uses.

2. 2. GCR (General Commercial District

with a composite area of 45.9
hectares)

Poblacion I Areas within:

• One block deep along pres. J.P.

Laurel Highway
• One block deep along A. Mabini
Highway

Areas within:
Poblacion II • One block deep Along Pres. J.P.
Laurel Highway
• One block deep along A. Mabini
Highway

Areas within:
Poblacion III

27
 • One block deep along Pres. J.P.
Laurel highway

Poblacion IV Areas within:

• One block deep along Pres. J. P.
Laurel highway
• One block deep along A. Mabini
Highway

Areas within:
Poblacion V • One block deep along A. Mabini
Highway
• One block deep along Pres.
J.P.Laurel Highway

Areas within:
Poblacion VI • One Block deep along A. Mabini
Highway

Areas within:
Poblacion VII • One block deep along A. Mabini
Highway
• One Block deep along A, Burgos
Street
• One block deep along S. Castillo
Street

3. General Institutional District Zone Areas within:

(GID-Z)

Poblacion I • Boundaries of the Modesto Castillo

Memorial Center;
Lily Rose School,
Daughters of Mary Immaculate,
Tanauan North Central School,
Tanauan South Central School;
Multiple Intelligence Center

St. John the Evangelist Catholic

Church;
Church of the Later Day Saint;
Door of Faith Church

Tanauan Water District

Bureau of Fire Department

28
Poblacion II • Boundaries of the Old Municipal
Building, La Consolacion College,
St. Cecilia Learning Center
Our Lady of Assumption College
Penleigh School
Maranatha Christian Academy
Tanauan Intervention Carolina
Center (SPEED);
Maranatha Christian Church
St. John Academy of Visual &
Performing Arts

• Boundaries of the City Hall;

Poblacion III Daniel Mercado O. Memorial
Medical Center;
DMMC Institute of Health Science

Buhay na Pag-asa Christian School

Sunhill Development Education
Montessori East- Tanauan (MET)
Tanauan Bible Church

• Boundaries of the Tanauan

Poblacion IV Institute, Jesus is Lord Christian
School,
Tanauan City Academy
Christian Colleges of Tanauan
C.P. Reyes General Hospital
Jesus is Lord Church

• Boundaries of the
Poblacion V Silva’s Clinic:
Gonzales Medical and Children’s
Hospital

STI Computer School

Poblacion VI
AAT Mother Excelencia

Department of Public Works

Poblacion VII and Highway 3rd DEO

• Boundaries of the; MHM Corachea

General Hospital,

29
 • Boundaries of the Laurel Memorial
District Hospital, Christian Faith
Medical Clinic.

Areas occupied by other Institutional

Districts:
Infant Jesus Montessori Center; Jesus
Reigns School; Master’s Creator’s
Learning Center, Inc.; One in Christ
Church Our Lady of Peace Montessori
De Tanauan; Readers Kidz School; The
Child’s Light School; Word of Life for All
Nations Academy.

4. Parks and Recreation District Zone Areas along A. Mabini Avenue

(PRDZ) • Bounded on the east by St. John
the Evangelist Church;
• Bounded on the west by J.P.
Laurel Highway;

5. Flood Overlay Zone (FO-Z)

Poblacion I, II, III, IV 50 meters from the edge of San Juan

River

II. GENERAL LAND USE

Forest Zone (FZ)

As delineated in Land Classification Map
1. Barangay Maria Paz No. 3601 comprising an area of 16.73
hectares in Barangay Maria Paz and 91.57
hectares in disputed area with the Municipality
of Balete.

NIPAS Multiple Used Sub- Zone Bounded by the technical description provided
(NMU-SZ) by Presidential Proclamation 923-Taal
Volcano Protected Area Landscape (TVPL)

Bounded by 50 meters parallel strip with the

Forest Buffer Zone technical description of forest zone of LC Map
3601 within the jurisdiction of Tanauan City.
Special Use Sub-Zone
Agricultural Zone 1. Altura Bata, (150 has.)
2. Altura Matanda, (90 has.)
3. Altura South (97 has)
4. Ambulong (160has)
30
All areas identified by the City 5. Bagbag, (500 has)
Agriculture Office to continue to serve 6. Balele, (500 has)
as croplands, livestock and poultry 7. Banadero, (140 has)
production sites, specially designated 8. Bilog-bilog (200 has)
areas under the Strategic Agricultural 9. Boot, (310 has)
and Fisheries Development Zone. 10. Cale, (150 has)
11. Gonzales, (140 has)
12. Janopol Occidental, (210 has)
13. Janopol Oriental, (260 has)
14. Laurel, (100 has)
15. Luyos, (140 has)
16. Mabini, (150 has)
17. Maria Paz (140 has)
18. Malaking Pulo, (495 has)
19. Maugat, (195 has)
20. Montana (85 has)
21. Natatas, (200 has)
22. Pantay Bata (50 has)
23. San Jose, (105 has)
24. Santol, (95 has)
25. Santor (100has)
26. Sulpoc, (200 has)
27. Suplang, (100 has)
28. Talaga (150 has)
29. Tinurik (190 has)
30. Wawa (95has)
Total= 5,497 has

31
Agri-industrial Zone (AgIndZ)

Tinurik Areas of Barangay Tinurik

Bounded on the North by Barangay Natatas
Bounded on the West by Barangay Mabini
Bounded on the East 500 meters from the
centerline of STAR Tollway;
Bounded on the South by Barangay Banjo
West

Banjo East Areas of Barangay Banjo East

Bounded on the North by Barangay Hidalgo;
Bounded on the West by Barangay Mabini;
Bounded on the East 500 meters from the
centerline of the STAR Tollway
Bounded on the South by Municipality of
Malvar

Banjo West Areas of Barangay Banjo West

Bounded on the North by Barangay Tinurik;
Bounded on the West by Barangay Mabini;
Bounded on the East Barangay Banjo East by
Bounded on the South by Municipality of
Malvar

Municipal Waters Zone (WZ) Point LUZON DATUM Remarks

Latitude Longitude
Beginning 14̊ 120° Coastal
at 1 01’46” 03’34” terminal
point
thence 2 14̊ 120°
01’36” 03’21”
thence 3 14̊ 120°
01’15” 03’03”
thence 4 14̊ 120°
00’28” 02’32”
thence 5 14̊ 120°
00’45” 02’12”
thence 6 14̊ 120°
01’15” 01’50”
thence 7 14̊ 120°
01’45” 01’15”
thence 8 14̊ 120°
02’01” 01’13”
thence 9 14̊ 120°
02’41” 01’24”

32
 thence 10 14̊ 120°
03’51” 02’15”
thence 11 14̊ 120°
05’05” 02’49”
thence 12 14̊ 120°
05’18” 02’53”
thence 13 14̊ 120° Coastline
05’34” 02’55” terminal
point
thence
following
the
coastline
to 1
Protection Water Sub-Zone (PTW- As identified in the Unified Rules and
SZ) and Regulation of the Taal Volcano Protected
Recreational Water Subzone Area Landscape, as No Fish Cage Zone.

As identified in the Unified Rules and Regulation

Production Water Sub-Zones of the TVPL and as enclosed by the buoys
Aquaculture Sub-Zone (Aq-SZ) established and installed by PAMB.

Municipal Fishing Sub-Zone(MF-SZ) All area not zoned for aquaculture shall be zoned
for open fisheries, provided that open fisheries
within the open areas of the aquaculture zone
shall be allowed outside the bouys
General Residential Zone (GR-Z) a. Area one hundred (100 m) meters from the
Center line of the City and Barangay
Roads.
b. Planned Unit Development (Residential
Subdivision complying the minimum
requirement of PD 957 and BP 220)
situated in the following Barangays:
1. Barangay Darasa
2. Barangay Banjo East
3. Barangay Hidalgo
4. Barangay Bagong Bayan
5. Barangay Balele
6. Baragay Sambat
7. Barangay Santor
8. Barangay Trapiche

Residential -1 Zone (R1-Z)

Barangay Santor Hillsborough

Barangay Sulpoc Nobhill

Barangay Suplang Saratoga Hills

Veranda Phase 1

33
 Veranda Phase 2
The Park
Fairfield
Plantacion Hills Phase 1
Plantacion Hills Phase 2
Plantacion Hills Phase 3
Plantacion Hills Phase 5
Plantacion Hills Phase 6

Barangay Trapiche Gentle Green Subdivision

Barangay Darasa Soledad Park

Residential -2 Zone (R2-Z)

BarangayDarasa Cambridge Place

Citta Maria
Primavera 1
Primavera 2
RomanVille
St. Joseph subdivision 1
St. Joseph Subdivision 2

Barangay Sambat Josefa Subdivision

Barangay Bagumbayan Bagumbayan Subdivision

Barangay Trapiche
Basic R-2 Sub-Zone (BR2-SZ)

Maximum R-2 Sub-Zone (MR2-SZ)

Residential 3 Zone(R3-Z)

Barangay Darasa Amare Homes

Blue Grass County 1A
Blue Isle
Ciudad Victoria Phase 1
Ciudad Victoria Phase 2
Colbella Homes
Darasa Compound
Ramonita County Homes
San Bernardo Village
St. Mattews Subdivision
Victoria Homes Phase 1
Victoria Homes Phase 2

Barangay Hidalgo Dona Narcisa Village

34
 Barangay Balele Deca homes Subdivision

Barangay Banjo East Pilarville Subdivision

Barangay Cale Sandia Homes Phase 1

Barangay Santor Villa Corazon Subdivision

Barangay Pagaspas Plantacion Del Sol

Basic R-3 Sub-Zone (BR3-SZ)

Maximum R-3 Sub-Zone (MR3-SZ)
Residential 4 Zone(R4-Z)
Residential 5 Zone(R5-Z)
Socialize Housing Zone (SH-Z)

Barangay Mabini Area occupied by:

Munting Paraiso

Barangay Bagumbayan Area occupied by:

Kaisahan Village
Merryville Subdivision

Barangay Ambulong Partial Area of Barangay Ambulong about 3.0

hectares which fall on residential zone.

Barangay Balele Partial Area of Barangay Balele about 2.5

hectares which fall on residential zone.

Barangay Cale Partial Area of Barangay Cale about 2.5

hectares which fall on residential zone.

Barangay Hidalgo Partial Area of Barangay Hidalgo about 5.0

hectares which fall on residential zone.

Barangay Darasa Partial Area of Barangay Darasa about 7.0

hectares which fall on residential zone.

General Commercial Zone (GCZ)

1. Sambat Areas of Barangay

Bounded on the North by STAR Tollway;
Bounded on the West by;
Bounded on the East by

35
 Bounded on the South by

2. Natatas Areas of Barangay

Bounded on the North by Santor;
Bounded on the West by Balele;
Bounded on the East 500 meters from the
centerline of the STAR Tollway;
Bounded on the South by Tinurik

3. Santor Areas of Barangay

Bounded on the North by Tanauan- Talisay
Road
Bounded on the West by Talaga;
Bounded on the East Santor-Janopol Road;
Bounded on the South by Janopol Occidental.

Areas of Barangay
4. Bagumbayan Bounded on the North by Sambat;
Bounded on the West 500 meters from the
centerline of the STAR Tollway;
Bounded on the East by Bagumbayan Park
Subdivision
Bounded on the South by Bagumbayan Road

Areas of Barangay Trapiche

5. Trapiche Bounded on the North by;
Bounded on the West 500 meters from the
centerline of the STAR Tollway;
Bounded on the East by Bagumbayan Park
Subdivision
Bounded on the South by Bagumbayan Road

Commercial 1 Zone (C1-Z)

Commercial 2 Zone (C2-z)
Commercial 3 Zone (C3-Z)

Industrial 1 Zone (G1-Z)

1. Barangay Laurel Areas of Barangay Laurel

Bounded on the North by Calamba City;
Bounded on the West by the City Road;
Bounded on the East by San Juan River
Bounded on the South by Barangay Ulango

36
2. Barangay Ulango Areas of Barangay Ulango
Bounded on the North by Barangay Ulango
Bounded on the West by the City Road
Bounded on the East by San Juan River
Bounded on the South by Barangay Pantay
Bata

3. Barangay Pantay Bata Areas of Pantay Bata

Bounded on the North by Barangay Ulango
Bounded on the West by Barangay Cale
Bounded on the East by San Juan River
Bounded on South by Pantay Matanda

4. Barangay PantayMatanda Areas of Pantay Matanda

Bounded on the North by Pantay Bata
Bounded on the West by Cale
Bounded on the East by San Juan River
Bounded on the South by Sala and Pagaspas

Areas on Barangay Pagaspas

5. Barangay Pagaspas Bounded on the North by Pantay Matanda and
San Juan River
Bounded on the West by Barangay Sala and
Trapiche;
Bounded on the East by San Juan River;
Bounded on the South by Barangay Trapiche

Area on Barangay Sala

6. Barangay Sala Bounded on the North by Pantay Matanda
Bounded on the West by Talaga
Bounded on the South by Santor
Bounded on East by Pagaspas

Area on Barangay Trapiche

7. Barangay Trapiche Bounded on the North by Pagaspas
Bounded on the West by 1km from the
centerline of STAR Tollway
Bounded on the South by Sambat
Bounded on East by 500 meters from the
centerline of STAR
Except the 200 meters from the centerline of
City and Barangay Roads

Area on Barangay Santor

8. Barangay Santor Bounded on the North by Sala

37
 Bounded on the West by Janopol Oriental and
Balele
Bounded on the South by Barangay Natatas
and Balele
Bounded on East by Pagaspas and Trapiche
Except the 200 meters from the centerline of
the Tanauan-Talisay Highway

Area on Barangay Natatas

9. Barangay Natatas Bounded on the North Trapiche
Bounded on the West by one (1km) from the
Centerline of STAR Tolway
Bounded on the South by Barangay Tinurik
Bounded on East by Barangay Sambat and
Bagumbayan

Area on Barangay Sambat

10. Barangay Sambat Bounded on the North byTrapiche
Bounded on the West by Barangay Natatas
Bounded on the South by Barangay
Bagumbayan
Bounded on East 500 meters from the
centerline of STAR Tollway

Area on Barangay Bagumbayan

11. Barangay Bagumbayan Bounded on the North by Sambat
Bounded on the West by Natatas
Bounded on the South by Hidalgo
Bounded on East 500 meters from the
centerline of STAR Tollway

Area on Barangay Cale

12. Barangay Cale Bounded on the North by Cale-Bilogbilog
Barangay Road
Bounded on the West by Bilogbilog
Bounded on the South by Talaga
Bounded on East by Pantay Bata and
Matanda

Area on Barangay Bilogbilog

13. Barangay Bilogbilog Bounded on the North by Cale-Bilogbilog
Road
Bounded on the West by City Road
Bounded on the South by Talaga
Bounded on East by Barangay Cale

38
 Area on Barangay Talaga
14. Barangay Talaga Bounded on the North by Cale
Bounded on the West by Talaga- Bilogbilog
Road
Bounded on the South by Sala-Talaga Road
Bounded on East by Sala

Industrial 2 Zone (I2-Z)

Industrial 3 (I3-Z)

General Institutional Zone (GI-Z)

1. Altura Bata Occupied by:

Altura Elementary School

2. AlturaMatanda Sta. Ana, San Juaquin Bahay Ampunan

Foundation
Churches and Religious Institutions Site
Barangay Hall and Facilities Sites

Churches and Religious Institution Site

Barangay Hall and Facilities Sites

3. Altura South Churches and Religious Institution Sites

Barangay Halls and Facilities Sites

4. Ambulong Ambulong E/S;

Tanauan School of Fisheries
Kudos Kiddos Learning Academy
PHILVOCS
PAGASA
Suprema dela Iglesia del Ciudad Mistica
De Dios Inc.
Churches and Religious Institution Sites
Barangay Hall and Facilities Sites

5. Bagbag Bagbag E/S;

Barangay Hall and Facilities Sites
Churches and Religious Institution Sites
Sheikh Mohammed Al Naf'l Mosque

6. Bagumbayan Bagumbayan E/S;

Elyon School
Barangay Hall and Facilities Sites
Churches and Religious Institutions Sites

39
7. Balele Balele E/S;
Mabini Educational Institution
Lord of Glory Christian Escuela
Queen of All Saint Academy
Infant Jesus Montessori Center
Public School Site
Queen of All Saint Catholic Church
Iglesia Ni Cristo
Barangay Hall and Facilities Sites
Church and Religious Institution Site

8. Banadero Banadero E/S;

Church and Religious Institution Site
Barangay Hall and Facilities Sites

9. Banjo East Banjo East E/S;

Church and Religious Institution Site
Barangay Hall and Facilities Sites

10. Banjo West Banjo Laurel E/S,

Banjo Laurel NHS
Church and Religious Institution Site
Barangay Hall and Facilities Sites

11. Bilog-Bilog Bilog-bilog E/S;

Dayapan Primary School
Church and Religious Institution Site
Barangay Hall and Facilities Sites

12. Boot Boot E/S;

Boot National H/S
Church and Religious Institution Site
Barangay Hall and Facilities Sites

13. Cale Cale E/S;

Church and Religious Institution Site
Barangay Hall and Facilities Sites

14. Darasa Bernardo Lirio Memorial E/S;

Bernardo Lirio National H/S
His Care Learning Center
First Asia Institute Technology and
Humanity
Nuestra Senora dela Soledad Catholic
Church
Iglesia Ni Cristo
Church of the Latter Day Saints
Church and Religious Institution Site
Barangay Hall and Facilities Sites

40
15. Gonzales Gonzales E/S;
Church and Religious Institution Site
Barangay Hall and Facilities Sites

16. Hidalgo Hidalgo E/S;

Church and Religious Institution Site
Barangay Hall and Facilities Sites

17. Janopol Occidental Janopol Occidental E/S;

Church and Religious Institution Site
Barangay Hall and Facilities Sites

18. JanopolOrriental Janopol Oriental E/S;

Christian School of Janopol;
Mabini Educational Institution (Janopol);
Church and Religious Institution Site
Barangay Hall and Facilities Sites

19. Laurel Laurel E/S;

Church and Religious Institution Site
Barangay Hall and Facilities Sites

20. Luyos Luyos E/S;

Luyos NHS
Escuela Sagrada Familia

Holy Family Parish Church

Church and Religious Institution Site
Barangay Hall and Facilities Sites

21. Mabini Dr. Alcantara E/S,

Church and Religious Institution Site
Barangay Hall and Facilities Sites

22. Maria Paz Mahabang Buhangin E/S,

Maria Paz E/S
Church and Religious Institution Site
Barangay Hall and Facilities Sites

23. MalakingPuko Malaking Pulo E/S;

Malaking Pulo NHS
Aglipaian Church
Church and Religious Institution Site
Barangay Hall and Facilities Sites

24. Maugat Maugat E/S;

Church and Religious Institution Site
Barangay Hall and Facilities Sites

41
 Montana E/S;
25. Montana Church and Religious Institution Site
Barangay Hall and Facilities Sites

Natatas E/S;
26. Natatas Natatas NHS
New City Hall Site
Church and Religious Institution Site
Barangay Hall and Facilities Sites

Pagaspas E/S;
27. Pagaspas Church and Religious Institution Site
Barangay Hall and Facilities Sites

Pantay Bata E/S;

28. Pantay Bata Church and Religious Institution Site
Barangay Hall and Facilities Sites

Pantay MatandaE/S;
29. Pantay Matanda Pantay Matanda NHS
Church and Religious Institution Site
Barangay Hall and Facilities Sites

Sala E/S;
30. Sala Church and Religious Institution Site
Barangay Hall and Facilities Sites

Sambat E/S;
31. Sambat Church and Religious Institution Site
Barangay Hall and Facilities Sites
National Teachers College

San Jose E/S;

32. SanJose Church and Religious Institution Site
Barangay Hall and Facilities Sites

Santol Primary School;

33. Santol Church and Religious Institution Site
Barangay Hall and Facilities Sites

Santor E/S;
34. Santor Te Deum School
Zappire International Aviation Academy

Laurel District Memorial Hospital

Parochial Catholic Church
Church and Religious Institution Site
Barangay Hall and Facilities Sites

42
 Sulpoc E/S;
35. Sulpoc Pres. Jose P. Laurel National H/S
Church and Religious Institution Site
Barangay Hall and Facilities Sites

36. Suplang Suplang E/S;

Church and Religious Institution Site
Barangay Hall and Facilities Sites

37. Talaga Paaralang Sentral Ng Talaga;

Mabini Educational Institution
Church and Religious Institution Site
Barangay Hall and Facilities Sites

38. Tinurik Tinurik E/S;

Tinurik National High School
Church and Religious Institution Site
Barangay Hall and Facilities Sites

39. Trapiche Trapiche E/S;

Tanauan City H/S
Muslim Mosque
Church and Religious Institution Site
Barangay Hall and Facilities Sites

40. Ulango Ulango E/S;

Church and Religious Institution Site
Barangay Hall and Facilities Sites

41. Wawa Wawa E/S.

Wawa National H/S

Church and Religious Institution Site

Barangay Hall and Facilities Sites

Utilities, Transportation, and Services Areas occupied by

Zone (UTS-SZ) a. Philippine National Railways
b. Southern Tagalog Arterial Road
c. National Highway;
1. Apolinario Mabini Highway
2. Pres. J. P. Laurel Highway
3. Area Traversed by the
Proposed Taal Lake
Circumferential Road
d. Provincial /City Roads
e. Barangay Roads

43
 f. All proposed Road Openings
g. 500meter radius from the center of
flyover crossing STAR Toll
h. BATELEC Sub Stations
i. 50 meters from the center line of
the area traversed by the
NAPOCOR Transmission lines
j. Pumping Stations and Storage
Tanks of Tanauan Water District
and other Water Cooperatives
operating in Tanauan City
k. Cell Sites of different
Telecommunication Companies

Tourism Zone (T-Z) Areas of 500 meters inward from the shore
going east as measured during high tide,
comprising Barangay Ambulong,
Banadero, Gonzales, Wawa, Boot and
Maria Paz.

44
Parks and Recreation Zone (PR-Z)

1. Barangay Natatas a. Areas occupied by Barangay

Gymnasium

b. Area occupied:

Public Park (in front of the New City Hall)

2. Barangay Talaga Area occupied by Gat Apolonario Mabini

Shrine

3. Barangay Maria Paz Napayong Island

Talumpok Mountain

4. Barangay Banjo West 100 meter radius Sirang Tibo Spring

(Dongalo River)
Banjo West Eco Park

5. Barangay Balele 100 radius of Tapatan and Tipakan Spring

(Sabang River)

6. Barangay Darasa Area occupied by Metro Turf

45
Cemetery Zone

Barangay Sambat Areas Occupied by

Barangay Trapiche Municipal Cemetery,

Himlayan saTanauan,

Rose Valley Memorial Park,

Tanauan Catholic Cemetery,

Barangay Malaking Pulo Malaking Pulo Cemetery,

St. Thomas Cemetry

Barangay Natatas Loyola Garden of Tanauan

Barangay Luyos Tanauan Heritage Garden

Buffer/Greenbelt Zone (B/G-Z)

Overlay Zones

A. Landslide Overlay Zone (LSD-OZ) 50 meters from the from lots with 30 %
slopes, 10 meters from the edge of the creek
that serves as natural drainage.

B. Flood Overlay Zone (FLD-OZ) 10 meters from the highest elevation reach by
worst flood condion.
All areas overlooking the Taal Lake and
C. Scenic Corridor Overlay Zone Volcano Islands.
(SCD-OZ)

5 meters from the edged of the fault lines

D. Active Fault Overlay Zone (FLT-OZ) determined by Philippine Volcanology and
Mines and Geo Science Bureau of DENR

100 meters from the boundary of Mabini

E. Heritage Overlay Zone (HTG-OZ) shrine in Barangay Talaga,

46
 Area covered by the sunken municipality of
Tanauan in Barangay Banadero.
One block deep by the old municipal building
and St. John Catholoc Church located in
Pobacion 1and 2.
F. Ecotourism Overlay Zone (ETM- 100 meters from the boundary of eco-tourism
OZ) zone and 100 meters from the centerline of
roads leading to the eco-tourism zone

G. Urban Corridor Overlay Zone

(UCD-OZ)

H Billboards Overlay Zone (BB-OZ)

Section 10. Interpretation of Zone Boundary. In the interpretation of the boundaries

for any of the zones indicated on the Zoning Map, the following rule shall apply:

1. Where zone boundaries are so indicated that they approximately follow the center
of streets or highways, the street or highways right-of-ways lines, shall be construed
to be the boundaries.

2. Where zone boundaries are so indicated that they approximately follow the lot lines,
such lines shall be constructed to be the boundaries.

3. Where zone boundaries are so indicated that they are approximately parallel to the
center lines or right-of-way lines of streets or highways, such zone boundaries shall
construed as being parallel thereto and at such a distance there from as indicated in
the zoning map. If no distance is given, such dimension shall be determined by the
use of the scale shown in said zoning map.

4. Where the boundary of zone follows approximately railroad line, such boundary
shall be deemed to be the railroad right-of-way.

5. Where the boundary of zone follows a stream, lake or bodies of water, said
boundary line shall be deemed to be at the limit of the political jurisdiction of the
community unless otherwise indicated. Boundaries indicated as following shorelines
shall be construes to follow such shorelines and in the event of change in the
shorelines, shall be construed as moving with the actual shorelines.

6. Where a lot of one’s ownership, as of record at the effective date of this Ordinance,
is divided by a zone boundary line, the lot shall be construes to be within the zone
where the major portion of the lot is located. In case the lot is bisected by the boundary
line, it shall fall in the zone where the principal structure falls.

47
7. Where zone boundary is indicated one-lot-deep, said depth shall be construes to
be the average lot depth of the lots involved within each particular city/City block.
Where, however, any lot has a depth greater than said average, the remaining portion
has an area less than fifty percent (50%) of the total area of the entire lot. If the
remaining portion has an area equivalent to fifty percent (50%) or more of the total
area of the lot then the average lot depth shall apply to the lot which shall become a
lot divided and covered by two or more different zoning districts, as the case may be.

In case of any remaining doubt as to the location of any property along zone boundary
lines, such property shall be considered as falling within the less restrictive zone.

8. The textual description of the zone boundaries shall prevail over that of the Official
Zoning Maps.

ARTICLE V
ZONE REGULATIONS

Section 11. General Provision. Zone regulation refer to Use and Building Regulation
as described below:

Allowable Uses

The uses enumerated in the succeeding sections are not exhaustive or all-inclusive.
The Local Zoning Board of Adjustment and Appeals (LZBAA) may allow other uses
subject to the requirements of the Mitigating Devices of this Ordinance.

Building Regulations

Building regulations specify whether building/ structures may be allowed in specific

zone/sub-zones. When allowed, buildings/structures shall be designed, constructed
and operated in accordance with the requirements of each zone’s/sub-zone’s
governing authority as well as with the relevant provisions of the National Building
Code (NBC) and this Ordinance.

In certain zone, the design of the buildings/structures may also be regulated by the
Ordinance according to Building Height Limit in consonance with the NBC and the
architectural design to ensure the harmony with the desired character of the zone in
consideration.

Allowance of further uses shall be based on the intrinsic qualities of the land and the
socio-economic and ecological/biophysical potential of the locality with due regard to
the maintenance of the essential qualities of the zone.

Section 12. Regulations in Forest Zone

The Forest Zone includes the Protection Forest and Production Forest. The following
regulations shall be applied in accordance with the relevant provisions of the Revised
Forestry Code, Revised Public Land Act of 1937, NIPAS Act of 1992, and specific
proclamations of Forest Reservations, and related issuances as well as with
approved City/Municipal Forest Land Use Plan (FLUP), if any.
48
Section 13. Forest Reserve Sub-Zone
Per the Revised Forestry Code, these are “lands of the public domain which have
been the subject of the present system of classification and determined to be needed
for forest purposes. Also called Permanent Forest”

Allowable Uses/Activities
• Reforestation
• Religious ceremonies of Indigenous Peoples (IPs)
• Burial sites of IPs
• Scientific studies that do not involve gathering of species or any alteration in
the area
Building Regulations
• No permanent buildings or structures are allowed.

Section 14 National Park Sub-Zone

Per the NIPAS Act, this “refers to a forest land reservation essentially of primitive or
wilderness character which has been withdrawn from settlement or occupancy and
set aside as such exclusively to preserve the scenery, the natural and historic objects
and the wild animals or plants therein, and to provide enjoyment of these features in
such a manner as will leave them unimpaired for future generations.”

Allowable Uses/Activities
• Reforestation
• Religious ceremonies of Indigenous Peoples (IPs)
• Burial sites of IPs
• Scientific studies that do not involve gathering of species or any alteration in
the area

Building Regulations
• No permanent buildings or structures are allowed.
Section 15. NIPAS: Multiple Use Sub-Zone
This is an area “where the following may be allowed consistent with the protected
area management plan; settlement, traditional and/ or sustainable land use,
including agriculture, agro-forestry and other income generating or livelihood
activities." (10.3.2, DENR Administrative Order No. 2008-26)
Allowable Uses/Activities
Allowable uses/activities shall be in accordance with the Protected Area
Management Plan (PAMP) as approved by the Protected Area Management Board
(PAMB). These may include:

49
 • Existing settlement, traditional and/or sustainable land use, including
agriculture, agro-forestry and other income generating or livelihood activities.
• Areas of high recreational tourism
• Areas of educational or environmental awareness values
• Areas consisting of existing installations of national significance/interest
such as development of renewable energy sources, telecommunication and
electric power lines
Building Regulations
• When allowed, buildings and structures shall be designed, constructed and
operated in accordance with the requirements of the PAMP, NBC and with
the provisions of this Ordinance.
Section 16. Forest Buffer Sub-Zone
Per the NIPAS Act, this is an area “outside the boundaries and immediately adjacent
to designated protected areas that need special development control in order to
prevent or minimize harm to the protected area.”
Per the NIPAS Act’s IRR, these are “areas outside the protected area but adjoining
it that are established by law (Section 8 of the Act) and under the control of the DENR
through the Park Area Management Board. These are effectively multiple-use zones
that are to be managed to provide a social fence to prevent encroachment into the
protected area by outsiders.

Allowable Uses/Activities
Allowable uses/activities shall be in accordance with the Protected Area
Management Plan (PAMP) as approved by the Protected Area Management Board
(PAMB). These may include:
• Settlement, traditional and/or sustainable land use, including agriculture,
agro-forestry, extraction activities and other income generating or
livelihood activities.
Building Regulations
• When allowed, buildings and structures shall be designed, constructed and
operated in accordance with the requirements of the PAMP, NBC and with
the provisions of this Ordinance.
Section 17. Regulations in Agricultural Zone
The Agricultural Zone includes areas intended for the cultivation of the soil, planting
of crops, growing of trees, raising of livestock, poultry, fish or aquaculture production,
including the harvesting of such farm products, and other farm activities and
practices performed in conjunction with such farming operations… (AFMA). These
include Protected Agricultural Areas (as defined by AFMA, CARL and related
issuances) as well as Production Agricultural Areas as may be declared by cities/
municipalities.
Regulations shall be in accordance with AFMA, CARL, Republic Act No. 7160 or the
Local Government Code of 1991 (LGC) and related issuances.
Section 18. Protection Agriculture Sub-Zone

50
 Per the AFMA, these include the Network of Protected Areas for Agriculture and
Agro-industrial Development (NPAAAD) which are “agricultural areas identified by
the Department (Agriculture) through the Bureau of Soils and Water Management
(BSWM) in coordination with the National Mapping and Resource Information
Authority (NAMRIA) in order to ensure the efficient utilization of land for agriculture
and agro-industrial development and promote sustainable growth.”

a. Permitted Principal Use

Agricultural structures: an agricultural or agriculture-related use or occupancy,

characterized mainly as a low-rise or medium-rise building/structure for low to high
intensity agricultural or related activities, e.g. poultry houses, hatcheries, piggeries,
greenhouses, granaries and the like as well as offices, educational, training, research
and related facilities for agriculture and the like.

b. Permitted Accessory Use

1. Cultivation, raising and growing of staple crops such as rice, corn, camote,
cassava and the like
2. Growing of diversified plants and trees, such as fruit and flower bearing
trees, coffee, tobacco, etc.
3. Silviculture, mushroom culture, fishing and fish culture, snake culture,
crocodile farm, monkey raising and the like
4. Customary support facilities such as palay dryers and rice threshers and
storage barns and warehouses
5. Ancillary dwelling units/farmhouses for tillers and laborers
6. Agricultural research and experimentation facilities such as breeding
stations, fish farms, nurseries, demonstrations farms, etc.
7. Pastoral activities such as goat-raising and cattle fattening
8. Home occupation for the practice of one’s profession or engaging home
business such as dressmaking, tailoring, baking, running a sari-sari store
and the like, provided that the number of persons engaged in such
business/industry shall not exceed five (5), inclusive of the owner; there
shall be no change in the outside appearance of the building premises: no
home occupation shall be conducted in any customary accessory uses cited
above; no traffic shall be generated by such home occupation in greater
volume than would normally be expected in a residential neighborhood and
any need for parking generated by the conduct of such home occupation
shall be met off the street in a place other than the required front yard; no
equipment or process shall be used in such occupation which creates noise,
vibration, glare, fumes, odors and electrical interference detectable to the
normal senses any visual or audible interference in any radio or television
receiver or causes fluctuations in line voltage of the premises.
9. Home industry classified as cottage industry, e.g. mat weaving, pottery
making, food preservation, etc. provided that such home industry shall not
occupy more than 30% of floor area of the dwelling unit; there shall be no
change or alteration in the outside appearance of the dwelling unit and shall

51
 not be a hazard or nuisance; allotted capitalization shall not exceed the
capitalization as asset by the Department of trade and industry (DTI); such
shall consider same provisions as enumerated in Home Occupation, this
section.
10. Backyard raising of livestock and fowl, provided that for livestock - a
maximum of 10 heads; for fowl - a maximum of 500 birds
11. All uses allowed in agriculture
12. Rice/corn mills (single pass)
13. Drying, cleaning, curing and preserving of meat and its by products and
derivatives
14. Drying, smoking and airing of tobacco
15. Flour mill
16. Cassava flour mill
17. Manufacture of coffee
18. Manufacture of unprepared animal feeds, other grain milling, n.e.c.
19. Production of prepared feeds for animals
20. Cigar and cigarette factory
21. Curing and re-drying tobacco leaves
22. Miscellaneous processing of tobacco leaves, n.e.c.
23. Weaving hemp textile
24. Jute spinning and weaving
25. Manufacture of charcoal
26. Milk processing plants (Manufacturing filled, reconstituted or recombined
milk, condensed or evaporated)
27. Butter and cheese processing plants
28. Natural fluid milk processing (pasteurizing homogenizing, vitaminizing,
bottling of natural animal milk and cream related products)
29. Other dairy products, n.e.c
30. Canning and preserving of fruits and fruit juices
31. Canning and preserving of vegetable juices
32. Canning and preserving of vegetable sauces
33. Miscellaneous canning and preserving of fruit and vegetables, n.e.c.
34. Fish canning
35. Patis factory
36. Bagoong factory
37. Processing, preserving and canning of fish and other seafoods, n.e.c.
38. Manufacturing of desiccated coconut
39. Manufacture of starch and its products
40. Manufacture of wines from juices of local fruits
41. Vegetable oil mills, including coconut oil
42. Sugarcane milling (centrifugal and refines)
43. Sugar refining
44. Muscovado sugar mill
45. Cotton textile mill
46. Manufacture/processing of other plantation crops, e.g. pineapple, bananas,
etc.
47. Other commercial handicrafts and industrial activities utilizing plant or
animal parts and/or products as raw materials, n.e.c.
48. Other accessory uses incidental to agro-industrial activities
Building Regulations
52
 • When allowed, buildings and structures shall be designed, constructed and
operated in accordance with the requirements of the NBC and with the
provisions of this Ordinance.
• The Building Height Limit is 15.00 meters above established grade as provided
in the NBC.

Section 19. Production Agricultural Sub-Zone

These are areas that are outside of NPAAAD and declared by the City/Municipality
for agricultural use.

a. Permitted Principal Use

Agricultural structures: an agricultural or agriculture-related use or occupancy,

characterized mainly as a low-rise or medium-rise building/structure for low to high
intensity agricultural or related activities, e.g. poultry houses, hatcheries, piggeries,
greenhouses, granaries and the like as well as offices, educational, training, research
and related facilities for agriculture and the like.

b. Permitted Accessory Use

1. Cultivation, raising and growing of staple crops such as rice, corn,

camote, cassava and the like
2. Growing of diversified plants and trees, such as fruit and flower
bearing trees, coffee, tobacco, etc.
3. Silviculture, mushroom culture, fishing and fish culture, snake
culture, crocodile farm, monkey raising and the like
4. Customary support facilities such as palay dryers and rice threshers
and storage barns and warehouses
5. Ancillary dwelling units/farmhouses for tillers and laborers
6. Agricultural research and experimentation facilities such as breeding
stations, fish farms, nurseries, demonstrations farms, etc.
7. Pastoral activities such as goat-raising and cattle fattening
8. Home occupation for the practice of one’s profession or engaging
home business such as dressmaking, tailoring, baking, running a
sari-sari store and the like, provided that the number of persons
engaged in such business/industry shall not exceed five (5), inclusive
of the owner; there shall be no change in the outside appearance of
the building premises: no home occupation shall be conducted in any
customary accessory uses cited above; no traffic shall be generated
by such home occupation in greater volume than would normally be
expected in a residential neighborhood and any need for parking
generated by the conduct of such home occupation shall be met off
the street in a place other than the required front yard; no equipment
or process shall be used in such occupation which creates noise,
vibration, glare, fumes, odors and electrical interference detectable
to the normal senses any visual or audible interference in any radio

53
 or television receiver or causes fluctuations in line voltage of the
premises.
9. Home industry classified as cottage industry, e.g. mat weaving,
pottery making, food preservation, etc. provided that such home
industry shall not occupy more than 30% of floor area of the dwelling
unit; there shall be no change or alteration in the outside appearance
of the dwelling unit and shall not be a hazard or nuisance; allotted
capitalization shall not exceed the capitalization as asset by the
Department of trade and industry (DTI); such shall consider same
provisions as enumerated in Home Occupation, this section.
10. Backyard raising of livestock and fowl, provided that for livestock - a
maximum of 10 heads; for fowl - a maximum of 500 birds
11. All uses allowed in agriculture
12. Rice/corn mills (single pass)
13. Drying, cleaning, curing and preserving of meat and its by products
and derivatives
14. Drying, smoking and airing of tobacco
15. Flour mill
16. Cassava flour mill
17. Manufacture of coffee
18. Manufacture of unprepared animal feeds, other grain milling, n.e.c.
19. Production of prepared feeds for animals
20. Cigar and cigarette factory
21. Curing and re-drying tobacco leaves
22. Miscellaneous processing of tobacco leaves, n.e.c.
23. Weaving hemp textile
24. Jute spinning and weaving
25. Manufacture of charcoal
26. Milk processing plants (Manufacturing filled, reconstituted or
recombined milk, condensed or evaporated)
27. Butter and cheese processing plants
28. Natural fluid milk processing (pasteurizing homogenizing,
vitaminizing, bottling of natural animal milk and cream related
products)
29. Other dairy products, n.e.c
30. Canning and preserving of fruits and fruit juices
31. Canning and preserving of vegetable juices
32. Canning and preserving of vegetable sauces
33. Miscellaneous canning and preserving of fruit and vegetables, n.e.c.
34. Fish canning
35. Patis factory
36. Bagoong factory
37. Processing, preserving and canning of fish and other seafoods,
n.e.c.
38. Manufacturing of desiccated coconut
39. Manufacture of starch and its products
40. Manufacture of wines from juices of local fruits
41. Vegetable oil mills, including coconut oil
42. Sugarcane milling (centrifugal and refines)
43. Sugar refining

54
 44. Muscovado sugar mill
45. Cotton textile mill
46. Manufacture/processing of other plantation crops, e.g. pineapple,
bananas, etc.
47. Other commercial handicrafts and industrial activities utilizing plant
or animal parts and/or products as raw materials, n.e.c.
48. Other accessory uses incidental to agro-industrial activities
49. Class “A” slaughterhouse/abattoir
Building Regulations
• When allowed, buildings and structures shall be designed, constructed and
operated in accordance with the requirements of the NBC and with the
provisions of this Ordinance.
• The Building Height Limit is 15.00 meters above established grade as provided
in the NBC.

Section 20. Regulations in Agri-Industrial Zone

These are areas within Cities intended primarily for integrated farm operations and
related product processing activities such as plantation for bananas, pineapple, sugar,
etc.

An agro-industrial or related use or occupancy, characterized mainly as a low-rise

building/structure for low to high intensity agro-industrial or related activities to include
offices, educational, training, research and related facilities for agro-industry.
Allowable Uses/Activities
1. Rice/corn mills
2. Rice/corn mill warehouses & solar dryers
3. Agricultural and/or agri-industrial research & experimentation facilities
4. Drying, cleaning, curing and preserving of meat and its by-products
and derivatives
5. Drying, smoking and airing of tobacco
6. Flour mill
7. Cassava flour mill
8. Manufacture of coffee
9. Manufacture of unprepared animal feeds and other grain milling
10. Production of prepared feeds for animals
11. Cigar and cigarette factory
12. Curing and re-drying tobacco leaves
13. Miscellaneous processing of tobacco leaves n.e.c.
14. Weaving hemp textile

55
 15. Jute spinning and weaving
16. Manufacture of charcoal
17. Milk processing plants (manufacturing filled, reconstituted or recombined
milk, condensed or evaporated)
18. Butter and cheese processing plants
19. Natural fluid milk processing (pasteurizing, homogenizing, vitaminizing,
bottling of natural animal milk and cream related products)
20. Other dairy products n.e.c.
21. Canning and preserving of fruits and fruit juices
22. Canning and preserving of vegetables and vegetable juices
23. Canning and preserving of vegetable sauces
24. Miscellaneous canning and preserving of fruit and vegetables n.e.c.
25. Fish canning
26. Patis factory
27. Bagoong factory
28. Processing, preserving and canning of fish and other seafood n.e.c.
29. Manufacture of desiccated coconut
30. Manufacture of starch and its products
31. Manufacture of wines from fruit juices
32. Vegetable oil mills, including coconut oil
33. Muscovado sugar mill
34. Cotton textile mill
35. Manufacture/processing of other plantation crops e.g. pineapple, bananas, etc.
36. Other commercial handicrafts and industrial activities utilizing plant or animal
parts and/or products as raw materials
37. Other accessory uses incidental to agri-industrial activities
38. Sugarcane milling (centrifugal and refined)
39. Sugar refining
40. Customary support facilities such as palay dryers, rice threshers and storage
barns and warehouses
41. Ancillary dwelling units/farmhouses for landowners. tenants, tillers and laborers
42. Class "A" slaughterhouse/abattoir
43. Class "AA" slaughterhouse/abattoir
Building Density and Bulk Regulations
The Building Height Limit is 15.00 meters above established grade as provided
in the Natioinal Building Code.

Section 21. Regulations in Municipal Waters Zone - Per Republic Act No. 8550

56
 or the Philippines Fisheries Code of 1998, this zone covers the Municipal Waters
which “include not only streams, lakes, inland bodies of water and tidal waters
within the (city) municipality which are not included within the protected areas as
defined under Republic Act No. 7586 (The NIPAS Law), public forest, timber lands,
forest reserves or fishery reserves, but also marine waters…(boundary delineation
defined in the Fisheries Code).”
Regulations shall be in accordance with the Fisheries Code, Presidential Decree No.
1067 or the Water Code of the Philippines, Republic Act No. 9275 or the Philippine
Clean Water Act of 2004 and related issuances.

Protection Water Sub-Zone (PTW-SZ)

Recreational Water Sub-Zone (RW-SZ)

Multiple Use Zone

Aquaculture Sub-Zone
Per the Fisheries Code, this an area within the Municipal Waters Zone of a city or
municipality designated for “fishery operations involving all forms of raising and
culturing fish and other fishery species in fresh, brackish and marine water areas.”

Allowable Uses/Activities

• Aquaculture

Building Regulations
• Except for duly-approved aquaculture-related structures such as fish cages,
no other temporary structures are allowed.
• No permanent buildings or structures are allowed.

Municipal Fishing Sub-Zone (MF-SZ)

An area within the Municipal Waters Zone of a city or municipality where only
municipal fishing, as defined in the Fisheries Code, is allowed.

Allowable Uses/Activities
• Fishing using fishing vessels of three (3) gross tons or less
• Fishing not requiring the use of fishing vessels

Building Regulations
• No permanent buildings or structures are allowed.

Section 22 .Regulations in General Residential Zone (GRZ) .A General Residential

Zone is an area within the city intended principally for dwelling/housing purposes.

Allowed Uses
1. Single-detached dwelling units
2. Semi-detached family dwelling units, e.g. duplex
57
 3. Townhouses
4. Apartments
5. Residential condominium
6. PD 957 Residential Subdivision
7. Boarding Houses
8. Dormitories
9. Pension Houses
10. Hotel Apartments or Apartel
11. Hotels
12. Museums
13. Libraries
14. Home Occupation
15. Home Industry
16. Recreational Facilities
17. Parks and open Spaces
18. Nursery/Elementary school
19. Tutorial services
20. Sports Club
21. Religious use
22. Multi-Purpose/Barangay Hall
23. Clinic, Nursing and Convalescing Home, Health Center
24. Plant Nursery
25. Parking Buildings (aboveground/underground)

Section25. Regulation in Residential-1 (R-1) Zone. An area within the city intended
for low density residential use of 20 dwelling units per hectares. Per the National
Building Code, R-1 Zone characterized mainly by single family, single detached
dwellings with the usual community ancillary uses on a neighborhood scale, such as
executive subdivisions and relatively exclusive residential communities which are not
subdivisions.

a. Permitted Principal Use

1. Indigenous family dwelling units
2. Single-detached units
3. School or company staff housing
4. Single (nuclear) family dwellings
5. Church or similar places of worship
6. Church rectories
7. Community facilities and social centers
8. Parks, playgrounds, pocket parks, parkways, promenades and play lots
9. Clubhouses and recreational uses such as golf courses tennis courts,
basketball courts, swimming pools and similar uses operated by the
government or private individuals as membership organization for the benefit
of their members, families and guest and not operated primarily for gains.

b. Permitted Accessories

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 1.Customary accessory uses incidental to any of the principal uses housed in
R-1, provided that such accessory uses shall not include any activity conducted
for monitory gain or commercial purposes such as servant quarter, private
garage, guardhouse, home laundries, non-commercial garages, houses for
pets such as dogs, birds, rabbits and the like of not more than 4.00 sq. meters
in floor area, pump houses and generator houses.

2. Auxiliary uses customarily conducted in dwellings and home for the practice
of one’s profession such as office physicians, surgeons, dentists, architects,
engineers, lawyers and other professionals provided that such professionals
are members of the family residing in the premises provided further that not
more than three (3) semi- professionals assistants are employed at any time,
than in no case that more than 20% of the floor are of the building be used for
said professional practice, for engaging an in-house business such as
dressmaking, tailoring, baking and the like, provided that the number of persons
engaged in such business/industry shall not exceed five (5), inclusive of the
owner, there shall be no change in outside appearance of the building of
premises, no home occupation shall be conducted in any customary accessory
uses cited above; no traffic shall be generated by such home occupation in
greater volume than would normally be expected in residential neighborhood
and any need of parking generated by the conduct of such occupation shall be
met off the street and in a place other than in a required front yard; no
equipment or process shall be used in such home occupation create noise,
vibration, glare, fumes, odor or electrical interference detectable to the normal
senses and visual or audible interference in any radio or television receivers or
causes fluctuation in line voltage of the premises.

3. Home industry classified as cottage industry provided that such home

industry shall not occupy 30% of the floor area of the dwelling unit; there shall
be no change or alteration in the outside appearance of the dwelling unit and
shall not be a hazard/nuisance; allotted capitalization shall not exceed the
capitalization set by the Department of Trade and Industry (DTI); shall consider
same provision as enumerated in number 2, Profession or Home Occupation,
this section,

1. Recreational facilities for the exclusive use of the members of the family
residing within the premises, such as swimming pool, pelota court, etc.

2. Religious use
3. Multi-purpose/Barangay Halls
4. Pre-School
5. Sport Club
6. Clinic, nursing and convalescing home, health center
7. Plant Nursery.

c. Conditional Uses.

1. Preparatory school provided that they do not exceed three (3) classrooms
and shall be located not less than 500 meters from nearest existing school
offering similar course and are equip with adequate parking

59
 2. Boarding houses with no more than eight (8) boarders
3. Neighborhood convenience stores selling miscellaneous items, provided
that such stores shall not exceed 10% of the gross floor area (GFA) of the
dwelling unit and provided that no liquor shall be allowed for sale.
4. Audio-video and computer rental shops, provided that such shops shall not
exceed 10% of the Gross Floor Area of the dwelling unit.
5. Home occupation engage in home business such as dressmaking, tailoring
and baking, provided that the area used shall not occupy more than 20% of
the total floor area of the dwelling unit; the number of persons engage in
such business/industry shall not exceed three (3) inclusive of the owner,
there shall be no change in the outside appearance of the building/structure
or premises; no home occupation shall be conducted in any customary
accessory use; no traffic shall be generated by such home occupation in
greater volume than would normally be expected in a residential
neighborhood and any need for parking generated by the conduct of such
home occupation shall be met off the street and in place other than in a
required front yard; no equipment or process shall be used in such home
occupation which creates noise, vibration, glare, fumes, odors or electrical
interference detectable to the normal senses and visual or audible
interference in any radio or television receivers or causes fluctuation in line
voltage of the premises.
6. Home industry classified as cottage industry provided that such home
industry shall not occupy more than 30% of the gross floor area (GFA) of
the dwelling unit with employees not to exceed five (5) persons and shall
have no change or alteration in the outside appearance of the dwelling unit
and shall not be a hazard/nuisance; allotted capitalization shall not exceed
the capitalization as set by the department of trade and industry (DTI); no
home industry shall be conducted in any customary accessory use; no traffic
shall be generated by such home industry in greater volume that would
normally be expected in a residential neighborhood and any need for
parking generated by the conduct of such home occupation shall be met off
the street and in a place other than in a required front yard; no equipment
or process shall be used in such home industry which creates noise,
vibration, glare, fumes, odors or electrical interference detectable to the
normal senses and visual or audible interference in any radio or television
receivers or causes fluctuation in line voltage of the premises.

Building Regulation:

1. Per the relevant provision of the National Building Code, P.D. 957
and this Ordinance
2. The Number of allowable storey/floors above established grade is
three (3) as provided in the NBC
3. The Building height Limit is 10 meters as provided in the NBC.

Section 24. Regulation in Residential-2 (R-2) Zone–An area within the city intended
for medium density residential use or occupancy, characterized mainly as a low-rise
single-attached, duplex or multi-level building/ structure for exclusive use as multiple
family dwellings. This includes R-2 structures within semi exclusive residential
communities which are not subdivisions.

60
 a. Permitted Principal Use

1. Single-attached or duplex or town houses, each privately owned

2. School dormitories (on campus)
3. Convents and monasteries
4. Military or police barracks/ dormitories
5. All uses allowed in (R-1)
6. Pre-schools, elementary and high schools, provided that they do not exceed
sixteen (16) classrooms
7. Outpatients clinics, family planning clinics, lying-in, diagnostic clinics,
medical and clinical laboratories
8. Branch library and museum
9. Steam/ dry cleaning outlets
10. Party needs and accessories (leasing of tables and chairs, etc.)

b. Permitted Accessories
1. Customary incidental home occupations such as barber and beauty shops,
tailoring and dress shops, neighborhood convenience stores, retail drugstores

c. Conditional Uses

1. Ballet dance and voice studios provided that the classes or instructions are held
in soundproofed and air conditioned buildings
2. Sanitaria, nursery or convalescent homes
3. Philanthropic or charitable institutions upon approval of the building Official and
subject to such conditions and safeguards as deemed appropriate
4. Offices with no actual display, sale, transfer, or lending of the office
commodities in the premises and with subject gross floor area (GFA) not
exceeding 30% of the building GFA
5. Apartment hotels/hometels
6. Processing, refilling and retailing of bottled drinking water provided that the
clearances from local health department and certification of adequate supply
from the water supply concessionaire shall be secured.
7. Home occupation for the practice of one’s profession or for engaging in an in-
house business such as dressmaking , tailoring, baking, barber and beauty
shops and the like, provided that the area in use shall not exceed 30% of the
gross floor area (GFA) of the dwelling unit with the number of persons engaged
in such business/industry not exceeding ten (10) inclusive of owner; there shall
be no change in the outside appearance of the building or premises, no home
occupation shall be conducted in any customary accessory use; no traffic shall
be generated by such home occupation in greater volume than would normally
expected in a residential neighborhood and any need for parking generated by
conduct of such home occupation shall be met off the street and in a place other
than in required front yard; no equipment or process shall be used in such home
occupation which creates noise, vibration, glare, fumes, odors or electrical
interference detectable to the normal senses and visualor audible interference
in any radio or television receivers or causes fluctuation in line voltage of the
premises.
8. Car barns for not more than three (3) units.

61
 9. LPG retailing with a maximum of twenty (20) units of LPG tanks at any given
time
10. Recreational facilities such a resorts, swimming pools, clubhouses and similar
uses except carnivals and fairs
11. Bank branches, savings/loans/lending shops.
12. Driving range

Section 25. Basic R-2 Sub-zone-This is an area within the R-2 Zone of a city where
the number of allowable storey/floor above established grade is three (3) and the
building height limit BHL is 10 meters above highest grade (NBC)

a. Allowable uses;
All allowable uses in R-2 zone

b. Building regulations
1. Per the relevant provision of the NBC and PD 957 and this Ordinance.
2. The Number of storey/floors above the establish grade is three (3) as
provided in NBC.
3. The Building Height Limit is 10.00 meter above the highest grade as
provided in the NBC.

Section 26. Maximum R-2 Sub-Zone-This is an area within the R-2 Zone where the
number of allowable storey/floor above the established grade is five (5) and the BHL
is 15.0 above the highest grade. (NBC).

a. Allowable Uses
All uses allowed in R-2 Z0ne
b. Building Regulation
Per relevant provision of the NBC, PD 957 and this Ordinance
The Number of allowable storey/floors above establish grade is five
(5) as provided in NBC.
The Building Height Limitation is 15 meters above the highest grade
as provided in NBC.
Building Regulation:

1. Per the relevant provision of the National Building Code, P.D. 957
and this Ordinance
2. The Number of allowable storey/floors above established grade is
three (5) as provided in the NBC
3. The Building height Limit is 15 meters as provided in the NBC.

Section 27. Regulation in Residential-3 (R-3)– An area within the city for medium to
a high-density residential use or occupancy, characterized mainly as a low-rise or
medium-rise building/structure for exclusive use as multiple family dwellings with
mixed housing types. R-3 structure may include low-rise or medium-rise residential
condominium buildings that are already commercial in nature and scale. There shall
be two (2) general types of R-3 use or occupancy, to wit:

62
 a. Basic R-3: row house building/structure of from one (1) storey up to three
(3) storey in height and with each unit for separate use as single-family
dwellings; and
b. Maximum R-3 : medium-rise multi-level building/structure of from six (6) up
to twelve (12) storeyin height and for use as multiple family dwellings.

a. Permitted Principal Use

1. All uses permitted in Divisions R-1 class and R-2 class building/structure
2. Leased single-detached dwelling unit, cottage with more than one (1)
independent unit and duplexes.
3. Boarding and lodging houses
4. Multiple-housing units for lease or still for sale
5. Townhouses, each privately owned
6. Boarding houses
7. Accessories (shop-houses), row houses, townhouses, tenements and
apartments
8. Multiple privately-owned condominium units or tenements houses
(residential building for the exclusive use of non-leasing occupants not
exceeding ten (10) persons and of flow-rise type (up to five (5) storey
maximum building height)
9. Hotels, motels, inns pension houses and apartel
10. Private or off-campus dormitories
11. Elementary and high schools, provided that these will not exceed twenty
(20) classrooms

a. Permitted Accessories

1. All customary accessory uses allowed in R-1 class and R-2 class
buildings/structures
2. Branch library and museum
3. Hometel
4. Vocational school

b. Conditional Uses

1. All conditional uses in R-1 and R-2 with appropriate regulations

Section 28. Basic R-3 Sub-Zone-This is an area within the R-3 Zone of the City where
the number of allowable storey/floor above established grade is three (3) and the BHL
is 10.00 meters above highest grade (NBC).

a. Allowable Uses
All allowed uses in R-3 Zone

b. Building Regulations

63
 1. Per the relevant provision of the National Building Code, P.D. 957
and this Ordinance.
2. The number of allowable storey/floors established by the NBC is
there (3) as provided in the NBC.
3. The Building Height Limitation is 10.00 meters above the highest
grade as provided in the NBC.

Section 29. Maximum R-3 Sub-Zone-This is an area within the R-3 Zone of the City
where the number of allowable storey/floors above the establish grade is 12.00 meters
and the Building Height Limitation is 36.00 meter above the established grade (NBC).

a. Allowable Uses
b. All allowed uses in R-3 Zone

c. Building Regulations

1. Per the relevant provision of the NBC, PD 957 and this Ordinance.
2. The Number of allowable Storey/floors above the establish grade is
three (12.00) as provided in the NBC.
3. The Building Height Limitation is 36.00 meters above the highest grade
as provided in the NBC.

Section30. Regulation in Residential-4 (R-4) –An area with the city intended for
medium to high-density residential as per National Building Code, R5 Zone
characterized mainly as a low-rise townhouse building/structures for exclusive use as
multiple family dwellings. The term R-4 specifically refers to the building/structure on
an individual lot (a townhouse unit) and generally refers to the series of R-4
buildings/structures within a subdivided lot or property (an R-4 development).

a. Permitted Principal Use

1. Multi-family residential buildings such as condominium, high-rise

residential buildings/structures, multi-level apartments, tenements,
mass housing, etc. taller than five (5) storey but not more than twelve
(12) storey

Building Regulations
1. Per the relevant provision of the NBC, PD 957 and this Ordinance.
2. The Number of allowable Storey/floors above the establish grade is
twelve (12.00) as provided in the NBC.
3. The Building Height Limitation is 36.00 meters above the highest
grade as provided in the NBC

Section 31. Residential R-5 – An area within the city intended for very high-density
residential use or occupancy, characterized mainly as a medium-rise or high-rise
condominium building/structure for exclusive use as multiple family dwelling.

a. Permitted Principal Use

64
 1. Educational institutions like schools, colleges, universities, vocational,
institutions, seminaries, convents, including school auditoriums,
gymnasia, reviewing stand, little theaters, concert hall, opera houses.
2. Seminar/workshop facilities
3. Training centers/facilities
4. Libraries, museums, exhibition halls and art galleries
5. Civic center, clubhouses, lodges, community centers.
6. Churches, mosque, temples, shrine, chapels and similar places of
worship
7. Civic or government centers
8. Other types of government buildings

b. Building Regulation

1. Per the relevant provision of the NBC, PD 957 and this Ordinance.
2. The Number of allowable Storey/floors above the establish grade is
eighteen (18.00) as provided in the NBC.
3. The Building Height Limitation is 54.00 meters above the highest grade
as provided in the NBC.

Section 32. Regulations in Socialized Housing Zone-An area within the designated
for housing program and projects covering houses and lots or home lots only
undertaken by the government or the private sector for the under privilege or homeless
citizens. (UDHA)

Allowable Uses

All uses allowed according to the provisions of BP 220.

Building Regulation

Applicable Provision of BP 220

Section 33. Regulation in General Institutional Zone GI – An area within the City
intended community to national level of institutional use or occupancy, characterized
mainly as low-principally for general types of institutional establishment rise, medium-
rise or high-rise building/structure for educational, training and related activities, e.g.
schools and related facilities and the like.

Education and Recreation Group

a. Permitted Principal Use

1. Educational institutions like schools, colleges, universities, vocational,
institutions, seminaries, convents, including school auditoriums,
gymnasia, reviewing stands, little theaters, concert halls, opera houses
2. Seminar Workshop Facilities
3. Training Centers/ Facilities
4. Libraries, Museums, Exhibition Halls and Art Galleries
5. Civic Centers, Clubhouses, Lodges, Community Centers

65
 6. Other Type of Government Buildings

Community to National Level Group

b. Permitted Principal Use

1. Amusement halls and parlors

2. Massage and sauna parlors
3. Health studios and reducing salons
4. Billiards halls, pool rooms, bowling alleys and golf clubhouses
5. Dancing schools, disco pads, dance and amusements halls
6. Gymnasia, pelota courts and sports complex

c. Permitted Accessories

1. Government centers to house national, regional or local offices in the

area
2. Colleges, universities, professional business schools, vocational and
trade schools, technical schools and other institutions of higher
learning
3. Generals hospitals, medical centers, multi-purpose clinics
4. Scientific, cultural and academic centers and research facilities except
nuclear, radioactive, chemical and biological warfare facilities
5. Convention centers and related facilities
6. Religious structures, e.g. church, seminary, novitiates
7. Museums
8. Embassies/consulate
9. Students housing e.g. dormitories, boarding house

Building Regulation

1. Per the relevant provision of the NBC, PD 957 and this Ordinance.
2. The Number of allowable Storey/floors above the establish grade is five
(5.00) as provided in the NBC.
3. The Building Height Limitation is 15meter above the establish grade or
must follow the duly approved BHL in the major it is part of.

Section 34. Regulation in Special. Institutions SIZ – a community to national level

of institutional use or occupancy, characterized mainly as low-rise, medium-rise or
high-rise building/structure for medical government service administrative and related
activities, e.g. hospitals and related health care facilities, government offices, military,
police and correctional building and he like.

a. Permitted Principal Use

1. Mental hospitals, mental sanitaria and mental asylums

2. Police and fire stations, guard houses
3. Jails, prisons, reformatories, and correctional institutions
4. Rehabilitations centers

66
 5. Leprosaria and quarantine station

b. Permitted Accessories

1. Welfare homes, orphanages, boys and girls town, home for the aged and the
like
2. Rehabilitation and vocational training center for ex-convicts, drug addicts,
unwed mothers, physically, mentally and emotionally handicapped, ex-sanitaria
inmates; and similar establishments
3. Military camps/reservations/bases and training grounds
4. Penitentiary and correctional institutions
5. Hospitals sanitaria, and homes for the aged
6. Nurseries for children of kindergarten age or non-ambulatory patients
accommodating more than five (5) persons
7. Nursing homes for laboratory patients
8. School and home, for children over kindergarten age
9. Orphanages

Institutional, where personal liberties of inmates are restrained, or quarters

of those rendering public assistance and maintaining peace and order

a. Permitted Principal Use

1. Mental Hospitals, mental sanitaria and mental asylum

2. Police and fire stations, guard houses
3. Jails, prisons, reformatories, and correctional institutions
4. Rehabilitation centers
5. Leprosaria and quarantine station

b. Permitted Accessory use

1. Welfare homes, orphanage and girls town, home for the aged and the like
2. Rehabilitation and vocational Training center for ex-convict, drug addict,
unwed mothers, physically, mentally and emotionally handicapped, ex-
sanitaria inmates, and similar establishments
3. Military camps/reservation/bases and training ground
4. Penitentiary and correctional institution

Institutional –Health Care

c. Permitted Principal Use

1. Hospital sanitaria and home for the aged

2. Nurseries for children of kindergarten aged or non-ambulatory patients
accommodating more than (5) persons.

Institutional for ambulatory patients or children over kindergarten age

a. Permitted Principal use

67
 1. Nursing home for ambulatory patients
2. School or home for children over kindergarten age
3. Orphanages

Building Regulation

1. Per the relevant provision of the NBC, PD 957 and this Ordinance.
2. The Number of allowable Storey/floors above the establish grade is five
(5.00) as provided in the NBC.
3. The Building Height Limitation is 15meter above the establish grade or
must follow the duly approved BHL in the major it is part of.

Section 35 .Regulation in Commercial One or light Commercial C-1 Z – a

neighborhood or community level of commercial use or occupancy, characterized
mainly as a low-rise building/structure for low intensity commercial trade, service and
business activities, e.g. one to three (1 to 3) storey shopping centers, small offices or
mixed-use/occupancy buildings and the like.

a. Permitted Principal Use

1. Office building
2. Office condominium
3. Department store/shopping center
4. Bookstore and office supply shop
5. Car shop
6. Home and appliance store
7. Photo shop
8. Flower shop
9. Bakery and workshop
10. Wine store
11. Grocery
12. Supermarket
13. Beauty parlor
14. Barber shop
15. Sauna bath and massage clinic
16. Dressmaking and tailoring shops
17. Movie house/theater
18. Play court, e.g. tennis, bowling billiards
19. Swimming pool
20. Day/night club
21. Stadium, coliseum, gymnasium
22. Others sports and recreational establishments
23. Restaurants and other eateries
24. Short term special education like dancing schools, school for self-defense,
driving schools, speech clinics

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 25. Storeroom and warehouse but only as may be necessary for the efficient
conduct of the business
26. Commercial housing like hotel, apartment, apartel, boarding house, dormitory,
pension house, clubhouse, motel
27. Commercial condominium (with residential units in upper floors)
28. Embassy/consulate
29. Library/museum
30. Filling station/service station
31. Clinic
32. Vocational/technical school
33. Convention center aid related facilities
34. Messengerial service
35. Security agency
36. Janitorial services
37. Bank and other financial institution
38. Radio and television station
39. Building garage
40. Commercial job printing
41. Typing and photo engraving services
42. Repair of optical instruments and equipment and cameras
43. Repair of clocks and watches
44. Manufacture of insignia, badges and similar emblems except metal
45. Transportation terminal/garage
46. Plant nurseries
47. Scientific, cultural and academic centers and research facilities except nuclear,
radioactive, chemical and biological warfare facilities.

UTS (Utilities, Transportations and services) – a range of utilitarian/functional uses

or occupancies, characterized mainly as a low-rise or medium-rise building/structure
for low to high intensity community support functions, e.g. terminals/inter-
modals/multi-modals and depots

Business and Mercantile , where no work is done except change of parts and
maintenance requiring no open flames, welding or use of highly flammable
liquids

a. Permitted Principal Use

1. All uses allowed in R-3 class buildings/structures

2. Gasoline filling and service stations.
3. Storage garage and boat storage.
4. Commercial garages and parking buildings, display for cars, tractors, etc.
5. Bus and railways depots and terminals and offices
6. Port facilities
7. Airports and heliport facilities
8. All other types of transportation complexes
9. All other types of large complexes for public services
10. Pawnshops, money shops, photo and portrait studios, shoeshine/repair
stands, retail drugstores, tailoring and dress shops

69
 11. Bakeshops and bakery goods stores
12. Stores for constructions supplies and building materials such as electrical and
electronics, plumbing supplies, ceramic clay cement and other similar products
except CHBs, gravel and sand and other concrete products

b. Permitted Accessories

1. Office building
2. Office condominium
3. Department store/shopping center
4. Bookstore and office supply shop
5. Car shop
6. Home and appliance store
7. Photo shop
8. Flower shop
9. Bakery and workshop
10. Wine store
11. Grocery
12. Supermarket
13. Beauty parlor
14. Barber shop
15. Sauna bath and massage clinic
16. Dressmaking and tailoring shops
17. Movie house/theater
18. Play court, e.g. tennis, bowling billiards
19. Swimming pool
20. Day/night club
21. Stadium, coliseum, gymnasium
22. Others sports and recreational establishments
23. Restaurants and other eateries
24. Short term special education like dancing schools, school for self-defense,
driving schools, speech clinics
25. Storeroom and warehouse but only as may be necessary for the efficient
conduct of the business
26. Commercial housing like hotel, apartment, apartel, boarding house, dormitory,
pension house, clubhouse, motel
27. Commercial condominium (with residential units in upper floors)
28. Embassy/consulate
29. Library/museum
30. Filling station/service station
31. Clinic
32. Vocational/technical school
33. Convention center and related facilities
34. Messengerial service
35. Security agency
36. Janitorial services
37. Bank and other financial institution
38. Radio and television station
39. Building garage

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 40. Commercial job printing
41. Typing and photo engraving services
42. Repair of optical instruments and equipment and cameras
43. Repair of clocks and watches
44. Manufacture of insignia, badges and similar emblems except metal
45. Transportation terminal/garage
46. Plant nurseries
47. Scientific, cultural and academic centers and research facilities except nuclear,
radioactive, chemical and biological warfare facilities.

c. Conditional Uses

1. Garage for jeepneys and taxis not greater than six (6) units in number
2. Garage for bus and trucks not greater than three (3) units in number
3. Retailing of CBHs. Gravel and sand and other concrete products

Building Regulation

1. Per the relevant provision of the NBC, PD 957 and this Ordinance.
2. The Number of allowable Storey/floors above the establish grade is three to
five (3-5) as provided in the NBC.
3. The Building Height Limitation is 15meter above the establish grade

Section 36 C-2 (Commercial Two or Medium Commercial) – a municipal or city

level of commercial use or occupancy, characterized mainly as a medium-rise
building/structure for medium to high intensity commercial /trade, service and business
activities, e.g. three to five (1 to 5) storey shopping centers, medium to large office or
mixed use/occupancy buildings/structures and the like.

a. Permitted Principal Use

1. Wholesale and retail stores

2. Shopping centers, malls and supermarkets
3. Wet and dry markets
4. Restaurants, drinking and dining establishments with less than one hundred
(100) occupancies
5. Day/night clubs, bars, cocktails, sing-along lounges, bistros, pubs, beer
gardens
6. Bakeries, pastry and bake shops.
7. Office buildings
8. Financial institutions
9. Printing and publishing plants and offices
10. Engraving, photo developing and printing shops
11. Photographer and painter studios, tailoring and haberdashery shops
12. Factories and workshops, using les flammable or non-combustible materials
13. Battery shops and repair shops
14. Paint stores without bulk handling
15. Funeral parlors
16. Memorial and mortuary chapels crematories
17. Columbarium

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 18. Telephone and telegraph exchanges
19. Telecommunications media and public information complexes including radio
and TV broadcasting studios
20. Cell (mobile) phone towers
21. Battery shops and auto repair shops
22. Bakeries, pastry and bake shops
23. Police and fire stations
24. Glassware and metal ware stores, household equipment and appliance shops
25. Manufacture of insignia, badges and similar emblems except metal
26. General retail establishments such as curio or antique shops, pet shops and
aquarium stores, bookstores, art supplies and novelties, jewelry shops, liquor
wine stores and flower shops
27. Employment/recruitment agencies, news syndicate services and office
equipment and repair shops and other offices
28. Watch sales and services, locksmith and other related services
29. Other stores and shops for conducting retail business and local shopping
establishments
30. Radio, television and other electrical appliance repair shops
31. Furniture, repair and upholstering job
32. Computer stores and video shops including repair
33. Internet cafes and cyber stations
34. Garment manufacturing with no more than twenty (20) machines
35. Signboard and streamer painting ad silk screening
36. Car barns for jeepneys and taxis not more than six (6) units
37. Lotto terminals, off-front ton, on-line bingo outlets and off-track betting stations
38. Gardens and landscaping supply/contractors
39. Printing, typesetting, copiers, and duplicating services
40. Photo supply and developing
41. Restaurants, canteens, eateries, delicatessen shops, confectionery shops and
automats/fastfoods
42. Groceries
43. Laundries and Laundromats
44. Recording and film laboratories
45. Auto repair, tire, vulcanizing shops and carwash with minimum 100 sq. meters
service area
46. Physical fitness gym/centers

b. Permitted Accessories

1. All uses in C-1 class buildings/structure may be allowed in C-2 class

buildings/structures
2. Repair shops like house appliances, motor vehicles and accessory, home
furnishing shops
3. Transportation terminal/garage with repair shops
4. Publishing
5. Medium scale junk shop
6. Machinery display shop/center
7. Gravel and sand
8. Lumber /hardware
9. Manufacture of ice, ice blocks, cubes, tubes, crushed except dry ice

72
 10. Manufacture of signs and advertising displays (except printed)
11. Chicharon factory
12. Welding shops
13. Machine shops service operations (repairing/rebuilding, or custom job orders)
14. Motorcycles/bicycles repair shops
15. Lechon stores
16. Biscuit factory – manufacture of biscuits, cookies, crackers, and other similar
dried bakery products
17. Doughnut and hopia factory
18. Factory for other bakery products not elsewhere classified (n.e.c.)
19. Shops for repacking of food products e.g. fruits, vegetables, sugar and other
related products
20. Funeral parlors, mortuaries and crematory services and memorial chapels
21. Parking lots, garage facilities
22. Building/structures for other commercial activities not elsewhere classified
(n.e.c.)

c. Conditional Uses

1. Institutional uses as colleges and universities, vocational and technical schools,

general hospitals and specialized general welfare, charitable and government
institutions
2. Hauling services and garage terminals for trucks, and buses not exceeding
three (3) units and storage facilities in support of commercial establishments
3. Auto sales and rentals, automotive handicraft, accessory and spare parts
shops, marine craft, aircraft and sales yards
4. Junk shops, scrap dealer shops

Building Regulation

1. Per the relevant provision of the NBC, PD 957 and this Ordinance.
2. The Number of allowable Storey/floors above the establish grade is six (6)
as provided in the NBC.
3. The Building Height Limitation is 18 meter above the establish grade

Section 37 C-3 (Commercial Three or Metropolitan Commercial)

Means a metropolitan level of commercial use/occupancy, characterized mainly
as a medium-rise to high rise building/structure for high to very high building/structure
for high to very high intensity commercial trade, services and business activity, e.g.
large to very large shopping malls, very large office or mixed-use/occupancy building
and the like.

a. Permitted Principal Use

1. All permitted use in C-1 and C-2 building /structure

2. Aircraft hangars
3. Commercial Parking lots and garages
4. Department stores, shopping malls/centers, commercial and sport
complexes/areas
5. Institutional uses as university complexes

73
 6. Other commercial/business activities not elsewhere classified

b. Permitted Accessory Use

1. All uses allowed in R-1,R-2, and R-3 Zone
2. All uses allowed in C-!, C-2, and C-3 Zone
3. Some uses allowed in I-1 Zone
4. All uses allowed in GI Zones and SI Zones
5. Park and Recreation and Entertainment class buildings/ structures

Building Regulation

1. Per the relevant provision of the NBC, PD 957 and this Ordinance.
2. The Number of allowable Storey/floors above the establish grade is sixteen
to sixty (16-60) as provided in the NBC.
3. The Building Height Limitation is (48.00-180.00) meter above the establish
grade

Section 38 I-1 (Industrial One) – a light industrial use or occupancy characterized

mainly as a low rise but sprawling building/structure for low intensity manufacturing or
production activities.

a. Permitted Use
1. Ice plant and cold storage buildings
2. Power Plants (Thermal, hydro or geothermal)
3. Pumping plants (water supply, storm drainage, sewerage, irrigation and
waste water treatment plants)
4. Dairies and creameries
5. Rice mills and sugar central
6. Breweries, bottling plants, canneries and tanneries
7. Factories and workshops using incombustible or non-explosive materials

b. Accessory Use
Costumary support facilities for industries such as housing, community, utilities
and services

c. Building /structure with lesser negative environmental impact

Section 39 I-2 (Industrial two)- a medium industrial use or occupancy, characterized

mainly as low-rise but sprawling building/structure for medium intensity manufacturing
or product activities.

UTS (Utilities, Transportation and Services)- a range of utilitarian/functional

uses/occupancies, characterized mainly by low-rise or medium rise building/structures
for low to high intensity community support functions, e.g. power and water
generation/distribution facilities, telecommunication facilities, drainage/wastewater
and sewerage facilities, solid waste handling facilities and the like excluding
terminal/intermodals/multi-modals and depot.

a. Permitted Principal Use

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 1.Storage Tanks, Building for Storing Gasoline, Acetylene, LPG, Calcium,
Carbides, Oxygen, Hydrogen and the like
2. Armories, Arsenals and munitions factories
3. Match and fireworks factories
4. Plastics resin plants (monomer and polymer)
5. Plastic compounding and processing plant
6. Acetylene and oxygen generating plants
7. Cooking oil and soap processing plant
8. Factories and flammable chemicals
9. Water and Power distribution complexes
10. Liquid and solid waste management facilities
11. All other types of large complexes for public utilities

b. Permitted Accessory Use

Customary support facilities for industries such as housing, community,

utilities and services

c. Conditional Uses

Building/structure with lesser negative environment impact

Medium industrial buildings and storage and handling of flammable materials

a. Permitted Principal Use

1. All uses permitted in I-1 class

2. Dry cleaning plants using flammable liquids
3. Paint stores with bulk handling
4. Paint shops and spray painting rooms
5. Sign and billboard painting shops

b. Permitted Accessory Use

Customary support facilities for industries such as housing, community, utilities

and services

c. Conditional Uses

Building/structure with lesser negative environment impact

Medium industrial buildings for wood working activities, papers cardboard

manufactures, textile and garment factories

a. Permitted Principal Use

1. Wood working establishment, lumber and timber yards

75
 2. Planning mills and sawmills, veneer plants
3. Wood drying kilns
4. Pulp, paper and paperboard factories
5. Wood and cardboard box factories
6. Textile and fiber spinning mills
7. Grains and cement kilos
8. Warehouse where loose combustible materials are stored
9. Factories where loose combustible fiber or dirt are manufactured,
processed or generated.
10. Garment and undergarment factories

b. Permitted Accessory Use

Customary support facilities for industries such as housing, community, utilities
and services

c. Conditional Uses

Buildings/structure with lesser negative environment impact

Medium Industrial, for repair garages and engine manufacture

a. Permitted Principal Use

1. Repair garages and shops

2. Factories for engines and turbines and attached testing facilities

b. Permitted Accessory Use

Customary support for facilities for industries such as housing, community,

utilities and services

c. Conditional Uses

Building/structure with lesser negative environment impact

Medium Industrial for aircraft facilities

a. Permitted Principal Use

1. Hangars
2. Manufacture and assembly plants of aircrafts engine
3. Repairs and testing shops for aircraft engines and parts

b. Permitted Accessory Use

Customary support for facilities for industries such as housing, community,

utilities and services

c. Conditional Uses

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Building/structure with lesser negative environment impact

PRE (Park Structures Recreation and Entertainment) – a range of recreational

uses or occupancies, characterized mainly as low-rise or medium-rise
building/structure for low to medium intensity recreational or entertainment functions
related to educational uses, e.g. structures on campuses or its component parks/open
spaces and all other kinds of recreational or assembly buildings/structures on campus
such as auditoria, mess halls, seminar facilities, gymnasia, stadia, arenas and the like.

CUL(Cultural) – a community to national level of cultural use or occupancy,

characterized mainly as a low-rise or medium-rise building/structure for cultural
activities, e.g. cultural centers, convention centers, very large office or mixed-
use/occupancy buildings and the like.

I. Recreational, which are assembly buildings with stage and having

an occupant load of less than 1,000 persons

a. Permitted Principal Use

1. Theaters and auditoriums

2. Concert halls and open houses
3. Convention halls
4. Little theaters, audio-visual rooms

II. Recreational which are assembly buildings with stage and having
an occupant load of 300 person or more

a. Permitted Principal Use

1. Dance halls, cabarets, ballrooms

2. Skating rinks
3. Cockfighting arenas

III. Recreational, which are assembly buildings with stage and having
an occupant load of less than 300 persons

a. Permitted Principal Use

1. Dance halls, ballrooms

2. Skating rinks

IV. Recreational, tourism estate developments or tourism-oriented

establishments, which are structures not included in I, this section.

a. Permitted Principal Use

1. Sports stands
2. Reviewing stands
3. Grandstand and bleachers

77
 4. Covered amusements parks
5. Boxing arenas, jai-alai stadiums
6. Race tracks and hippodromes
7. All types of resort complexes
8. All other types of amusement and entertainment complexes

CUL (Cultural) – a community to national level of cultural use or occupancy,

characterized mainly as a low-rise or medium-rise building/structure for cultural
activities

PRE (Park Structures Recreational and Entertainment) – a range of recreational

uses or occupancies, characterized mainly as a low-rise or medium-rise
building/structure for low to medium intensity recreational or entertainment functions
related to educational uses, e.g. structures on campuses or its component parks/open
spaces and all other kinds of recreational or assembly buildings/structures on campus
such as auditoria, mess halls, seminar facilities, gymnasia, stadia, arenas and the like.

V. Recreational assembly Buildings with stage and an occupant load

of 1,000 person or more in the building

a. Permitted Principal Use

1. Colisea and sports complexes

2. Theaters and convention centers
3. Concert halls and open houses
4. Convention centers

b. Permitted Accessory Use

1. Parks/gardens
2. Resort areas, e.g. beaches, including accessory uses
3. Open air or outdoor sports activities and support facilities, including low-rise
stadia, gyms, amphitheaters and swimming pools
4. Golf courses, ball courts, race tracks and similar uses
5. Memorial/shrine/monuments, kiosks and other park structure
6. Sports club
7. Underground parking structures/facilities

Section 40. PUD (Planned Unit Development) - refers to the land development or
redevelopment schemes for a new or built-up project site wherein said project site
must have a Comprehensive Development Master Plan(CDMP) or its acceptable
equivalent, i.e. a unitary development plan/site plan that permits flexibility in
planning/urban design, building/structure sitting types and land uses, usable open
spaces for general public use services and Business activities and preservation of
significant natural land features if feasible, whereby said CDMP must be duly approved
by the LGU concerned.

a. Permitted Principal Use

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 1. Private garages, carports
2. Towers, smokestacks and chimneys
3. Swimming pools including shower and locker room
4. Fence over 1.80 meters high, separate fire walls
5. Steel and/or concrete tanks

b. Conditional Uses

1. All uses/occupancy permitted in all other Zone Classification if such

uses/occupancy are part of the Planned Unit Development (PUD)

a. Permitted Principal Use

1. Stages, platforms and similar structures

2. Pelota , tennis, badminton or basketball courts
3. Tombs, mausoleums and niches
4. Aviaries and aquariums and zoo structures
5. Banks and record vaults

Section 41. Regulations in Tourist Zone (TZ).

No Tourism project or tourism related activities shall be allowed in tourist zone unless
developed or undertaken in accordance with the Department of Tourism (DOT)
guidelines and standards and granted approval by the tourism estate of department of
DOT and subject to an environmental impact and vulnerability assessment.

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 ARTICLE VI
GENERAL DISTRICT REGULATION

Section 42. Development Density. Permitted density shall be based on the zones
capacity to support development

A. All Others Zones

There is no fixed maximum density but should be based on the planned absolute level
of density that is intended for each concerned zone based on the Comprehensive Land
Use Plan

Section. 43.Height Regulations. Building height must conform to the height

restriction and requirements of the Air Transportation Office (ATO) as well as the
requirements of the National Building Code, the structural code as well as all laws,
ordinances, design standards, rules and regulation related to the land development
constructions of the various safety codes.

B. All Other Zones

There is no fixed building height limit except those prescribed by the Air Transportation
Office (ATO) and other government regulation. Within these zones, building heights
shall be based on the prescribed floor area ration (FAR).

Section 44. Area Regulations. Area regulations in all zones shall conform to the
minimum requirement of the existing codes such as:

a. P.D. 957- the “Subdivision and Condominium Buyer’s Protective Law” and its
revised
implementing rules and regulations;
b. B.P. 220- “Promulgation of Different Levels of Standards and Technical
Requirements for
Economic and Socialized Housing Projects” and its revised implementing rules and
Regulations;
c. RA 7279- Urban Development and Housing Act;
c. P.D.1096-National Building Code;
d. P.D.1185-Fire Code;
e. P.D.856-Sanitation Code;
g. P.D.6541-Structural Code;
h. B.P.344- Accessibility Law;
i. Rules and Regulation- HLURB Town Planning and Zoning Program;
j. C.A. 141- Public land Act, including foreshore and reclaimed lands;
k.P.D. 705- Forestry Code;
l. R.A. 1076- Water Code of the Philippines- inland and coastal water, shorelines and
riverbank easements;
m. R.A. 6657- Comprehensive Agrarian Reform Law- agrarian reform land
n. R.A. 7586- National Integrated Protected Areas Act- protected areas in both land
and seas;

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o. R.A. 8435 -Agriculture and Fisheries Modernization Act
p. R.A. 8550 – Revised Fisheries Codes- municipal water and coastal zones;
q. R.A.9593 – Philippine Tourism Act as amended
r. R.A.9729 – Philippine Climate Change Act as amended
s. R.A. 10066- Philippine Cultural Heritage Act , as amended
t. R.A. 10121- Disaster Risk Reduction and Management Act- disaster-prone and geo-
hazard areas.
h. Executive Order No. 648- Reorganization of Ministry of Human settlement, and
1. Other relevant guidelines promulgated by the national agencies concerned.

Section. 45. Road Setback Regulation. The following road setback regulations,
measured from the edge of the Road Right of Way (RRW) shall be applied:

A. For the existing Roads with massive development prior to the approval of this
ordinance

Zoning National Provincial and Barangay Roads

Classification Highways and City Roads
Railroads
Residential 3M 3M 3M
Commercial 10M 5M 5M
Industrial 20M 10M 10M
Agricultural 15M 15M 10M
Agri-Industrial 20M 20M 10M
Institutional 20M 10M 5M
Park &Recreation 10M 10M 5M
Forest 30M 20M 10M

B. For Planned Unit Development (Except for Residential Subdivision) and New
Road Opening

Major Thoroughfare Secondary Road Tertiary

30 m. & above
6m.&below

Zoning Classification Diversion/Railways Provincial

City

Residential 10M 10M 3M

Commercial 20M 20M 7M
Industrial 30M 25M 10M
Agricultural 20M 20M 7M
Agro-Industrial 30M 25M 10M
Institutional 20M 20M 10M
Park & Recreation 10M 10M 3M
Forest 30M 25M 10M
Source: DPWH

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Section 46. Easement. Pursuant to the provisions of the water code:

1) The banks of rivers and streams and the shores of the seas and lakes throughout
length and within a zone of three (3) meters in urban areas, twenty (20) meters in
agricultural areas and forty (40) meters in forest areas, along their margins, are subject
to easement of public use in the interest of recreation, navigation, float age, fishing
and salvage.

No person shall be allowed to stay in this zone longer than what is necessary for space
or recreation, navigation, float age, fishing or salvage or to build structures of any kind.
Plants or trees that shall be planted along the buffer zones shall consider varieties that
have very good water retentive capacity.

The above easement regulations shall be the minimum as provided for by PD 1067
and shall be increased or enlarged subject to climate change and disaster risk
reduction management studies.

2. Mandatory five-meter easement shall be provided on both sides of fault trace on the
ground that will be identified by PHILVOCS and Mines and Geoscience Bureau (MGB)
of the Department of Environment and Natural Resources (DENR) within the territorial
jurisdiction of the City of Tanauan. This will widen subject to the recommendation of
PHILVOCS and MGB.

Section 47. Buffer Regulations. A minimum buffer of 4 meters shall be provided

along entire boundary length between two or more conflicting zones (allocation 2.0.
meters) allocating equal distances from each side of the district boundary. Such buffer
strip should be open and not encroached upon by any building or structure and should
be a part of the yard or open space.

Section 48. Specific Provisions in the National Building Code. Specific provisions
stipulated in the National Building Code (P.D. 1096) as amended thereto relevant to
traffic generators, advertising and business signs, erection of more than one principal
structure dwelling groups, which are not in conflict with the provisions of the Zoning
Ordinance, shall be observed.

Section 49. Parking Slot, Parking Area and Loading/Unloading Space

Requirements.
a. The parking slot, parking area and loading/unloading space requirements listed
hereafter are generally the minimum off-street cum on-site requirements for
specific uses/occupancies for building/structures, i.e., all to be located outside
of the road right-of-way (RROW).

b. The size of an average automobile (car) parking slot must be computed at 2.5
meters by 5.00 meters for perpendicular or diagonal parking and at 2.15 meters
by 6.00 meters for parallel parking. A standard truck or bus parking/loading slot
must be computed at a minimum of 3.60 meters by 12.00 meters. An articulated
truck slot must be computed at a minimum of 3.60 meters by 18.00 meters
which should be sufficient to accommodate a 12.00 meters container van or
bulk carrier and a long/hooded prime mover. A jeepney or shuttle

82
 parking/loading/unloading slot must be computed at a minimum of 3.00 meters
by 9.00 meters. The parking slot shall be drawn to scale and the total number
of which shall be indicated on the plans and specified whether or not parking
accommodations are attendant-managed.

Section 50. Parking. All traffic generating activities allowed in any of the districts must
provide for minimum parking spaces for the employees, clients and visitors as follows:

a. Multi-family living units 1 slot for every two (2) dwelling units
(Condominium, MRBs)
Single family living units
(Townhouses, Apartments, Row 1 slot/living unit
houses with 1-2 storey type) with
individual lot titles
b. Supermarkets 1 slot/75 m2 of shopping floor area
c. Wet and dry markets 1 slot/50 m2 of stall area plus a delivery
parking slot per 300 m2 of stall area
d. Restaurants, fast food centers, 1 slot/15 m2 of customer area
bars and beerhouses, eateries 1 slot/50 m2 of office area including
kitchen
e. Nightclubs, super clubs and 1 slot /15 m2 of customer area
theater restaurants
f. Office buildings 1 slot/50 m2 of rentable space
g. Other buildings in 1 slot/50 m2 of rentable space
business/commercial zones
h. Public assembly buildings such
as theaters, cinemas, auditoria, 1 slot/25 m2 of spectator area
stadia, etc.
i. Funeral Parlors/mortuaries 10 slot/chapel
Places of worship 2 slots/50 m2 of congregation area
j. Schools
Elementary *1 slot/10 *1slot/5
High School classrooms classrooms
Technical School *2 queued shuttle
Vocational School *1bus/100
students
* 1 slot/5 *1slot/3
Colleges & University classrooms classrooms
* 2 shuttle buses *2 shuttle
* 1 bus/200 *1bus/100
students students
k. Tertiary Hospital 1 slot/25 beds
l. Recreational Facilities
i. Bowling Alleys 1 slot/4 alleys
ii. Amusement Center 1 slot/25 m2 of GFA
iii. Clubhouses and the like 1 slot/50 m2 of GFA
m. Commercial/Shopping Malls 1 slot/70 m2 TFA
n. Factories, manufacturing 1 slot/250 m2 of GFA + delivery truck
establishments, merchantile parking slot/300 m2

83
 building and warehouses, storage
bins
o. Hotels/Apartelles 1 slot/3 rooms; 2 tourist buses/hotel
p. Dormitory 1 slot/ 5 rooms
q. Pensions/lodging/boarding 1 slot/20 beds
houses
r. Columbarium 1 slot/50 niches
s. Nursing homes for ambulatory
patients, school and home for the 1 slot/12 beds
children/orphanage
t. Terminals, intermodal or 1 slot/500 m2of GFA
multimodal, depot and the likes

Section 51. Advertising and Business Signs. No advertisement or business signs

whether on or off premises of an establishment shall be display or put up for public
view without locational clearance from the Zoning Administrator/Zoning Officer.
Locational Clearance for such signs or billboards may be granted only when the same
is appropriate for the permitted use for a zone and the size thereof is not excessive,
taking into account the bulk or size of building or structure and the business practices
or usages of the locality and the same shall in no case obstruct the view of any scenic
spot.

Obnoxious signs that would constitute nuisance to adjoining property owners, destruct
motorist or constitute hazard to public safety shall not be allowed by the Zoning
Administrator/Zoning Officer. Temporary signs and billboards for more than two
months may be allowed by the Zoning Administrator/Zoning Officer upon payment of
the corresponding fees to the City. The permit of that sign shall indicate the location,
size, slope, content and type of construction.

It shall be unlawful to maintain an obsolete sign by reason of discontinuance of

business, service or activity for more than 60 days there from.

Section 52. Erection of More Than One Principal Structure. In any district where
more than one structure may be permitted to be erected on a single lot, the yard and
other requirements of these Rules shall be met for each structure as though it were to
be erected on an individual lot.

Section 53. Dwelling on Rear Lots. No building used or designed to be used as

residence shall be allowed in any rear lot unless such lot has a right-of-way easement
over a path of at least four (4) meters wide leading to a street. Two (2) or more
buildings, however, may be allowed on a common path if the right-of-way easement is
at least six (6) meters wide.

Section 54. Structure to have Access. Every building hereafter erected or moved
shall have access to a public street or to a private street open to be public and all
structures shall be so located on lots as to provide safe and convenient access for
servicing fire protection units.

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 ARTICLE VII
PERFORMANCE STANDARDS

Section 55. Application of Performance Standards

The following performance standards are intended to ensure land use conformity and
neighborhood compatibility. All developments shall exhibit compliance to these
standards which shall form part of the requirements for Locational Clearance. These
standards are by no means exhaustive or all inclusive. The Local Zoning Board of
Appeals (LZBA) may require other standards, when deemed necessary, to ensure
land use conformity and neighborhood compatibility.

These shall be enforced through the Implementing Guidelines that is part of this ZO.

Section 56. Environmental Conservation and Protection Standards

It is the intent of the Zoning Ordinance to protect the natural resources of the City. In
order to achieve this objective, all developments shall comply with the following
regulations:

1. Views shall be preserved for public enjoyment especially in sites with

high scenic quality by closely considering building orientation, height,
bulk, fencing and landscaping.

2. Deep wells shall not be allowed unless a Water Permit is obtained from
the National Water Resources Board.

3. Heavy water using industrial (e.g. soft drink bottling), recreational (golf
courses, water theme parks and the like) and other facilities that will
cause excessive and non-sustainable draw-out of groundwater shall
not be allowed to locate within the City unless the proponent proves
that their water requirement will not be detrimental to the residents;

4. Land use activities shall not cause the alteration of natural drainage
patterns or change the velocities, volumes, and physical, chemical, and
biological characteristics of storm water. Streams, watercourses,
wetlands, lakes or ponds shall not be altered, regarded, developed,
piped, diverted or built upon;

5. All developments shall ensure that storm water runoff shall be

controlled through appropriate storm water drainage system design;

6. All developments shall undertake the protection of rivers, streams,

lakes and ponds from sedimentation and erosion damage;

7. The internal drainage systems of developments shall be so designed

as not to increase turbidity, sediment yield, or cause the discharge of
any harmful substances that will degrade the quality of water. Water

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 quality shall be maintained according to DENR DAO No. 34 - Revised
Water Usage and Classification/Ambient Water Quality Criteria;

8. Municipal and industrial wastewater effluents shall not discharge into

surface and groundwater unless it is scientifically proven that such
discharges will not cause the deterioration of the water quality. Effluents
shall be maintained according to DENR’s latest Effluent Quality
Standards for Class "C" Inland Waters;

9. Developments that generate toxic and hazardous waste shall provide

appropriate handling and treatment facilities which should be in
accordance with the requirements of and approved by the DENR;

10. Floodplains shall not be altered, filled and/or built upon without proper
drainage design and without proper consideration of possible
inundation effects on nearby properties;

11. All developments, particularly those in sloping areas, shall undertake

adequate and appropriate slope and erosion protection as well as soil
conservation measures;

12. Facilities and operations that cause the emission of dust, dirt, fly ash,
smoke, or any other air polluting material that may have harmful effects
on health or cause the impairment of visibility are not permitted. Air
quality at the point of emission shall be maintained at specified levels
according to DENR’s latest Air Quality Standards of 1992.

13. Development that generate a significant volume of solid waste shall

provide appropriate solid waste collection and disposal systems and
facilities;

14. Industrial processes/ activities should not cause negative impacts to the
environment. The Zoning Administrator / Zoning Officer may request for
descriptions of these as part of the requirements for Locational
Clearance.

Section 57. Agricultural Land Conservation and Preservation Criteria

Agricultural lands are recognized as valuable resources that provide food security,
employment, amenity and bio-diversity. All agricultural lands in the City shall not be
prematurely converted into non-agricultural uses DAR Conversion Order must be
secured by the owner/developer before change in land use be introduce in agricultural
land.

Requests for re-classification must be acted upon by the Sangguniang Panglungsod

and shall be evaluated on the merits of conditions prevailing at the time of application,
subject to the provisions of the Memorandum Circular No. 54 Prescribing the
Guidelines Governing Section 20 of RA 7160. . . Authorizing Cities and Municipalities
to Reclassify Agricultural Lands into Non-Agricultural Uses.

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Agricultural land re-classification approved by the Sangguniang Panlungsod shall be
submitted to the HLURB for review and recommend to Sangguniang Panlalawigan for
final approval.

Section 58. Network of Green and Open Spaces

The City intendeds to develop a network of green and open spaces as a way to
minimize the occurrence of urban heat islands. Developments shall conform to the
following provisions, as applicable;

1. All residential, commercial, industrial, and mixed-use subdivisions,

having total contiguous land areas of five hectares or less are
respectively required to provide tree-planted strips along its internal
roads having a spacing of not more than 10 meters per tree.

2. Similar develop total ments with contiguous land areas greater than five
hectares are required to provide, in addition to the above, landscaped
tree parks with areas not less than ten percent of the total land area of
the property, for the use of the occupants and/or the general public.
These tree parks may be made part of the open space requirements
mandated by PD 957, BP220 and related laws.

3. These open spaces, along with parks, playgrounds, roads, alleys and
sidewalks shall be classified as non-alienable public lands, and non-
buildable. Upon completion of the project, these open spaces shall be
donated by the owner or developer to the city government or to a duly
organized Homeowner's Association with the prior written consent of the
City government. These shall hereinafter be zoned as Parks and
Recreation Zones. No portion of these donated open spaces may
thereafter be converted to any other purpose or purposes.

4. Roof decks of all buildings shall be landscaped, as applicable.

5. Parking lots having at least 20 car parking slots shall be;

a. Landscaped with suitable trees. The minimum height of trees at the

time of securing an Occupancy Permit shall be 1.80 meters from the
base to the crown.
b. 50% paved with permeable or semi-permeable materials such as
grass, gravel, grass pavers and the like.

Section 59. Site Development Standards

The Municipality considers it in public interest that all projects are designed and
developed in a safe, efficient and aesthetically pleasing matter. Site development shall
consider the environmental character and limitations of the site and its adjacent
properties. All project elements shall be in complete harmony according to good
design principles and the subsequent functioning especially in relation to the adjacent

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properties and bordering streets. The quality of every neighborhood shall always be
enhanced. The design, construction, operation and maintenance of every facility shall
be in harmony with the existing and intended character of its neighborhood. It shall not
change the essential character of the said area but will be a substantial improvement
to the value of the properties in the neighborhood in particular and the community in
general.
Further, designs should consider the following:

1. Sites, buildings and facilities shall be designed and developed with

regard to safety, efficiency and high standards of design. The natural
environmental character of the site and its adjacent properties shall be
considered in the development of each building and facility.

2. The height and bulk of buildings and structures shall be so designed

that it does not impair the entry of light and ventilation, cause the loss of
privacy and/or create nuisances, hazards or inconveniences to adjacent
developments.

3. Abutments to adjacent properties shall not be allowed without the

neighbor's prior written consent which shall be required by the Zoning
Administrator / Zoning Officer prior to the granting of a Locational
Clearance;

4. The capacity of parking areas/lots shall be per the minimum

requirements of the National Building Code. These shall be located,
developed and landscaped in order to enhance the aesthetic quality of
the facility. In no case shall parking areas/lots encroach into street
rights-of-way.

5. Developments which attract a significant volume of different modes of

transportation, such as tricycles, PUJs, buses, etc., shall provide on-site
parking for the same. These should also provide vehicular loading and
unloading bays so as through street traffic flow will not be impeded.

6. Buffers, silencers, mufflers, enclosures and other noise-absorbing

materials shall be provided to all noise and vibration-producing
machinery. Noise levels shall be maintained according to levels
specified in DENR DAO No. 30 - Abatement of Noise and Other Forms
of Nuisance as Defined by Law.

7. Glare and heat from any operation or activity shall not be radiated, seen
or felt from any point beyond the limits of the property.

8. Fencing along roads shall be see through except when the property has
the unique characteristics as provided in variance.

Section 60. Infrastructure Capacities

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All developments shall not cause excessive requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of the
community. All developments shall exhibit that their requirements for public
infrastructure (such as roads, water supply and the like) are within the capacities of
the system/s serving them.
The Zoning Administrator shall require the following:

1. Drainage Impact Assessment Study

All development proposals in flood prone areas and all major proposals
likely to affect the existing drainage regime, including commercial-
residential buildings, shopping centers, office areas and business parks,
residential areas, schools, universities, and industrial estates, shall be
required to submit Drainage Impact Assessment Studies. These should
be prepared, signed and sealed by duly licensed Civil Engineers,
Sanitary Engineers or Environmental Planners.

2. Traffic Impact Statement

Major, high intensity facilities such as commercial-residential buildings

having four floors and above, shopping centers, public markets,
transportation terminals/garages, schools, universities, industrial
estates, cock fighting stadia, sports stadia and other similar
developments shall be required to submit Traffic Impact Statements.
Other traffic generating developments, as determined by the Zoning
Administrator / Zoning Officer, shall be required to submit the same.

ARTICLE VIII
INNOVATIVE TECHNIQUES

Section 61. Innovative Techniques or Designs. For projects introduce flexibility and
creativity in design or plan such as but not limited to Planned Unit Development,
housing projects covered by New Town Development under R.A. 7279, BLISS
Commercial Complexes, etc., the Zoning Administrator/Zoning Officer shall on ground
of innovative development techniques forward application to HLRB for appropriate
action, unless the local government units concerned has the capacity to process the
same.

ARTICLE VIII
MISCELLANEOUS PROVISONS

Section 62. Projects of National Significance. Projects may be declared by the

NEDA Board as projects of national significance pursuant to Section 3 of EO 72. When
a project is declared by the NEDA Board as a project of national significance the
national clearance shall be issued by HLRB pursuant to EO 72.

Section 63. Environmental Compliance Certificate (ECC). Notwithstanding the

issuance of the locational clearance under Section 33 of this ordinance, no
environmentally critical projects or projects located in environmentally critical areas

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shall be commenced, developed or operated unless the requirements of ECC have
been complied with.

Section 64. Subdivision Projects. All owners and/or developers of the subdivision
projects shall be addition to securing a locational clearance under Section 33 of this
ordinance be required to secure a development permit pursuant to provision of PD
957 and its implementing rules and regulations or BP 220 and its implementing rules
and regulations in the case of socialized housing projects in accordance with the
procedure laid down in EO 71, series of 1993.

ARTICLE IX
MITIGATING DEVICES

Section 65. Deviation. Exceptions, variances or deviations from the provisions of this
Ordinance may be allowed by the Local Zoning Board of Adjustment and Appeals
(LZBAA) only when the following terms and conditions are existing:

1. Variance
a. The property is unique and different from the other properties in the
adjacent locality and because of its uniqueness; the owners/cannot obtain a
reasonable return on the property.

This condition shall include at least 3 of the following provisions;

1. Conforming to the provision of this Ordinance will cause undue hardship on

the part of the owner or occupant of the property due to physical conditions of
the property (topography, shape, etc.) which is not self, created.
2. The proposed variance is the minimum deviation necessary to permit
reasonable use of the property.
3. The variance will not alter the physical character of the district or zone where
the property for the variance is sought is located, and will not substantially or
permanently injure the use of the other properties in the same district or zone.
4. That the variance will not weaken the general purpose of the ordinance and
will not adversely affect the public health, safety or welfare.
5. The variance will be in harmony with the spirit of this Ordinance.

2. Exceptions:

a.) The exceptions will not adversely affect the public health, safety or welfare
and is in keeping with the general pattern of development of the community.

b.) The proposed project shall support economic based activities provide
livelihood, vital community services and facilities while the same time posing no
adverse on the zone/community.

c.) The exception will not alter the essential character and general purpose of
the district where the exception sought is located.

Section 66. Procedures for Granting Exceptions and Variances. The procedure
for granting of exception and/or variance is as follows:

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 1. A written application or variance shall be filed with the Local Zoning Board of
Adjustment and Appeals (LZBAA) citing the section of this Ordinance under
which the same is sought and stating the ground/s thereto.

2. Upon filing the application, a visible project sign, (indicating the same and
nature of the proposed project) shall be posted at the projects site.
3. The Local Zoning Board of Adjustment and Appeals shall conduct preliminary
studies on the application.
4. A written affidavit of non-objection of the project by the owners of the
properties adjacent to the project shall be filed by the applicant with the LZBAA at
least fifteen (15) days prior to the decision exception or variance.
5. In case of objection, the LZBAA shall hold public hearing.
6. At the hearing, any party may appear in person, or be represented by agent/s.
All interested parties shall be accorded the opportunity to be heard and present
evidences and testimonies.
7. The LZBAA shall render a decision within thirty (30) days from the filing of
the application, exclusive of the time spent for the preparation of written affidavit of
non- objection and the public hearing in case of any objection of the granting of
exception/variance.

ARTICLE X
ADMINISTRATION AND ENFORCEMENT

Section 67. Locational Clearance. All owners/developers shall secure locational

clearance from the Zoning Administrator/Zoning Officer or in cases of variances and
exemptions, from the Local Zoning Board of Adjustment and Appeals (LZBAA) prior
to conducting any activity or construction on their property/land.

Section 68. Building Permit. No building permit shall be issued by the Local Building
Officer without a valid locational clearance in accordance with this Ordinance.

Section 69. Non-User of Locational Clearance. Upon issuance of a locational

clearance, the grantee thereof shall have one year within which to commence or
undertake the use.

Section 70. Certificate of Non-Conformance. A certificate of non-conformance shall

be applied for by the owner of the structure or operator of the activity involved within
six (6) months from the ratification of the zoning ordinance by the Sangguniang
Panlalawigan (SP). Failure on the part of the owner to register/apply for a Certificate
of Non-Conformance shall be considered in violation of the Zoning Ordinance and is
subject to fine/penalties.

Section 71. Existing Non-Conforming Uses and Building. The lawful uses of any
building, structure or land at the time of the adoption or amendment of this Ordinance
may be continued, although such uses do not conform with the provisions of this
Ordinance, provided:

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 1. That no such non-conforming use shall be enlarged or extended to occupy a
greater area of land that already occupied by such use at the time of the adoption
of this Ordinance or moved in whole or in part, to other any portion of the lot or parcel
or land where such non-conforming use which exist at the time of the adoption
of this Ordinance.
2. That no such non-conforming use, this has ceased operation for more than
one (1) year be again revived as non-conforming use.
3. An idle/vacant structure may not be used for non-conforming activity.

4. That should such non-conforming portion of structure be destroyed by any

means to an extant of more than fifty percent (50%) of its replacement cost at
the time of destruction, it shall not be reconstructed except in conformity with
the provisions of this Ordinance.
5. That no such non-conforming use maybe moved to displace any conforming
use.
6. That no such non-conforming structure may be enlarged or altered in a way
which increases its non-conformity, but any structure or portion thereof maybe altered
to decrease its non-conformity.
7. That should such structure be moved for any reason to whatever distance, it
shall thereafter conform to the regulation of the district in which it is moved or
relocated.

In addition, the owner of a non-conforming use shall program the phase-out and
relocation of the non-conforming use within ten (10) years of this ordinance.

Section 72. Responsibility for Administration and Enforcement. This ordinance

shall be enforced and administered by the Local Chief Executive through the Zoning
Administrator/Zoning Officer who shall be appointed by the former in accordance with
the existing rules and regulations on the subject.

Section 73. Powers and Functions of a Zoning Administrator/Zoning Officer.

Pursuant to the provisions of EO 72 implementing RA 7160 in relation to Sec. 5,
paragraph a and d, and Sec. 7 of Executive Order No. 648 dated 07 February 1981,
the Zoning Administrator/Zoning Officer shall perform the following functions, duties
and responsibilities.

I. Enforcement

A. Act on all applications for locational clearances for all projects.

1. Issuance of locational clearance for projects conforming with zoning
regulations.
2. Recommend to the Local Zoning Board of Adjustment and Appeals (LZBAA)
the grant or denial of application for variances and exemptions and the issuance
on Non- Conformance for non-conforming projects lawfully existing at the
time of the adoption of the zoning ordinance, including clearances for
repairs/renovations on non-conforming uses consistent with the guidelines thereof.

B. Monitor on-going/existing projects within their respective jurisdictions and issue

notices of violation and show cause order to owners, developers, or managers of

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projects that are violative of zoning ordinance and if necessary, pursuant to Sec. 3 of
EO 72 and Sec. 2 of EO 71 refer subsequent actions thereon to the HLRB.

C. Call and coordinate with the Philippine National Police for enforcement of all
orders and processes issued in the implementation of this ordinance.

D. Coordinate with the Fiscal/City Attorney for other legal actions/remedies relative
to the foregoing.

II. Planning

A. Coordinate with the Regional Office of the HLRB regarding proposed

amendments to the zoning ordinances prior to adoption by the Sangguniang
Panlungsod.

Section 74. Action on Complaints and Oppositions. A complaint for violations of

any provision of zoning ordinance or of any clearance or permits issued pursuant
thereto shall be filed with the LZBAA.

However, oppositions to application for clearance, variance or exception shall

be treated as a compliant and dealt with in accordance with the provision of this
section.

Section 75. Functions and responsibilities of the Local Zoning Board of

Adjustment and appeals. There is hereby created a LZBAA which shall perform the
following functions and responsibilities:

A. Act on applications of the following nature:

1. Variances
2. Exceptions
3. Non-conforming Uses
4. Complaints and opposition to application

B. Act on Appeals on grant or denial of locational clearance by the Zoning

administrator/Zoning Officer.

Decisions of the Local Zoning Board of Adjustment and Appeals shall be

appealable to the HLRB.

Section 76. Composition of the Local Zoning Board of Adjustment and Appeals
(LZBAA). The City development council shall create a sub-committee which shall act
as the LZBAA composed of the following members:

1. City Mayor as Chairman

2. City Legal Officer
3. City Assessor
4. City Engineer
5. City Planning and Development Coordinator (if other than the Zoning Administrator)
6. City ENRO

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 7. MARO
8. Two (2) representatives of the private sector, nominated by their respective
organizations and confirmed by the City mayor. In the event of non-availability of any
of the officials enumerated above, the Sangguniang Panlungsod shall elect the
number of its members as may be necessary to meet the total number above set forth,
as representatives.
9. Two (2) representatives from non-government organizations and confirmed
by the City mayor. In the event of non-availability of any of the officials enumerated
above, the Sangguniang Panlungsod shall elect the number of its members as may
be necessary to meet the total number above set forth, as representatives.

For purposes of policy coordination, said committee shall be attached to the City
development council.

Section 77. Interim provision. Until such time that the Local Zoning Board of
Adjustment and Appeals shall have been constituted, the HLURB shall act as the Local
Zoning Board of adjustment and Appeals. As an appellate Board, the HLURB shall
adopt its own rules of procedure to govern the conduct of appeals arising from the
administration and enforcement of this Ordinance.

Section 78.Review of the Zoning Ordinance. The City Development Council shall
create a sub-committee, the Local Zoning Review Committee (LZRC) that shall review
the Zoning Ordinance considering the Comprehensive Land Use Plan, as the need
arises, based on the following reasons/situations:

a. Change in local development plans

b. Introduction of projects of national significance
c. Petition for rezoning
d. Other reasons which are appropriate for consideration

Section 79. Composition of the Local Zoning Review Committee (LZRC). The
Local Zoning review Committee shall be composed of sectoral experts.

These are the Local Officials/Civic Leaders responsible for the operation, development
and progress of all sectoral undertakings in the locality.

a. City Planning and Development Coordinator

b. City Health Officer
c. City Agriculturist
d. President, Association of Barangay Captains
e. City Engineer
f. Community Environment and Natural Resources Officer (CENRO)
g. City Agrarian Reform Officer (MARO)
h. District School Supervisor
i. Three (3) Private School Representatives (Local Chamber of Commerce,
Housing industry and Home Owner’s Association)
j. Two (2) Representatives

For purposes of policy and program coordination, the LZRC shall be attached to the
City development council.

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Section 80. Functions of the Local Zoning Review Committee. The Local Zoning
Review Committee shall have the following powers and functions:

A. Review the Zoning Ordinance for the following purposes:

1. Determine amendments or revisions necessary in the Zoning Ordinance

because of changes that might have been introduced in the Comprehensive Land Use
Plan.
2. Determine changes to be introduced in the Comprehensive Land Use Plan
in the light of permits given, and exceptions and variances granted.
3. Identify provisions of the Ordinance difficult to enforce or are unworkable.

B. Recommend to the Sangguniang Panlungsod necessary legislative amendments

and to the local planning and development staff the needed changes in the plan as a
result of the review conducted.

C. Provide information to the HLRB that would be useful in the exercise of its functions.

Section 81. Amendments of the Zoning Ordinance. Changes in the Zoning

Ordinance as a result of the review by the Local Zoning review Committee shall be
treated as an amendments, provided that any amendments to the Zoning Ordinance
or provisios thereof shall be subject to public hearing and review evaluation of the
Local Zoning /review committee and shall be carried out through an Ordinance of
three fourths vote of the Sangguniang Panlungsod. Said amendments shall take
effect only after approval and authentication by HLRB or Sangguniang Panlalawigan.

Section 82. Violation and Penalty. Any person who violates of the provisions of this
Ordinance, shall, upon, conviction, be punished by fine not exceeding 5,000.00 pesos
or an imprisonment for a period not exceeding one (1) year or both at the discretion of
the Court. In Case of violation by a corporation, partnership or association the penalty
shall be imposed upon the erring officers thereof.

Section 83. Suppletory Effect of Other Laws and Decrees. The provisions of the
Ordinance shall be without prejudice to the application of other laws, presidential
decrees, letter of instructions and other executive or administrative orders vesting
national agencies with jurisdiction over specific land areas, which shall remain in force
and effect, provided that the land use decisions of the national agencies concerned
shall be consistent with the Comprehensive Land Use Plan of the locality.

Section 84. Separability Clause. Should any section or provision of this Ordinance
be declared by the courts to be unconstitutional or invalid, such decision shall not
affect the validity of the Ordinance as a whole or any part thereof other than the part
declared to be unconstitutional or invalid.

Section 85. Repealing Clause. All ordinances, rules or regulations in conflict with the
provisions of this Ordinance are hereby repealed; provided, that the rights that are
vested upon the effectivity of this Ordinance shall not be impaired.

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Section 86. Effectivity Clause. This Ordinance shall take effect upon approval by the
Sangguniang Panlalawigan.

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